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ATTACHMENT 1
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2009 - 2014
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CITY COUNCIL:
Mayor Tim Sbranti
Vice Mayor Kasie Hildenbrand
Councilmember Don Biddle
Councilmember Kevin Hart
Councilmember Kate Ann Scholz
PLANNING COMMISSION:
Chair Doreen Wehrenberg
Vice Chair Morgan King
Commissioner Alan Brown
Commissioner Bill Schaub
Commissioner Eric Swalwell
HOUSING COMMITTEE:
Committee Chair Christine Kaehuaea
Committee Vice Chair Ronald De Diemar
Committee Member KathyAvanzino
Committee Member Mary Rose Parkman
Committee Member Ramoncito Firmeza
Committee Member Dale Garren
Committee Member Rick Runnels
CITY STAFF:
Joni Pattillo, City Manager
Jeri Ram, Community Development
Director
Mary Jo Wilson, Planning Manager
Marnie Waffle, Senior Planner
John Lucero, Housing Specialist
Gaylene Burkett,AdministrativeRide
Taryn Gavagan, Secretary
VeronicaTam,VeronicaTam &
Associates
City of Dublin
2009-2014 Housing Element
Draft
November 2009
City of Dublin
Community Development Department
700 Civic Plaza
Dublin, CA 94568
City of Dublin
Housing Element (2009-2014)
Table of Contents
Introduction ....................................:.......................................................................................................1
1. Contents of the Housing Element .................:....................................................................... ..... l
2. Consistency with General Plan ............................................................................................. .....2
3. Data Sources ......................................................................................................................... .....2
Evaluation of Accomplishments ........................................................................................................ ..... 3
Goals and Policies ............................................................................................................................. ..... 5
1. Range of Housing Types .......................:.............................................................................. .:... 5
2. Housing Opportunities for Segments of the Population ....................................................... ..... 6
3. Maintain and Enhance Residential Neighborhoods .........:.................................................... ..... 6
4. Promote Equal Housing Opportunities ................................................................................. .....7
5. Promote Energy Efficiency and Conservation ..................................................................... ..... 7
Housin g Programs ............................................................................................................................. ..... 8
1. Conservation of the Existing Supply of Housing ................................................................. ..... 8
2. Production of Housing ................:.....................................................:................................... ...10
3. Provision of Adequate Housing Sites ................................................................................... ...15
4. Removal of Governmental Constraints .........: ...................................................................... ..:17
5. Promotion of Equal Housing Opportunity ........................................................................... ... 20
6. Green Building Programs ..................................................................................................... ... 21
7. Quantified Objectives ........................................................................:.................................. ...22
Public Participation ........................................................................................................................... ... 23
1. Service Provider Interviews ................................................................................................. ... 23
2. Housing Committee ........................................................................................................:..... ... 23
3. Public Hearings ....................................................................................................................... 24
Appendix A: Public Participation ...................................................................................................... .A-1
1. Interviews with Service Providers .........................................................................................A-1
2. Invitees to Housing Committee Meetings ..................................................................:..........A-3
Appendix B: Review of Accomplishments ...................................................:.................................... B-1
Appendix C: Technical Background Report ...................................................................................... C-1
1. Housing Needs Assessment ................................................................................................... C-1
A. Population Characteristics and Trends ............................................................................ C-2
B. Employment Profile ........................................................................................................ C-5
C. Household Characteristics .............................................................................................. C-7
D. Special Needs Populations .......................................:.................................................... C-11
E. Housing Stock Characteristics ...................................................................................... C-17
F. Affordable Housing Inventory ...................................................................................... C-25
G. Estimates of Housing Needs ......................................................................................... C-26
2. Housing Constraints ............................................................................................................ C-28
A. Market Constraints ........................................................................................................ C-28
B. Governmental Constraints ............................................................................................ C-32
C. Public Policy Constraints .............................................................................................. C-55
D. Utility and Public Service Constraints .......................................................................... C-56
E. Environmental Constraints ............................................................................................ C-57
3. Housing Resources .............................................................................................................. C-59
A. Regional Housing Needs Assessment (RHNA) ............................................................ C-59
B. Credits against the RHNA ............................................................................................ C-60
C. Future Development Potential ...................................................................................... C-65
D. Financial Resources ...................................................................................................... C-73
E. Administrative Resources ............................................................................................. C-74
City of Dublin
Housing Element (2009-2014)
List of Tables
Table 1: Summary of Quantified Accomplishments since 1999 ............................................................4
Table 2: Quantified Housing Objectives: 2009-2014 ...........................................................................22
Table C-l: Population Growth ....................................................:...................................................... C-2
Table C-2: Age Characteristics ........................................................................................................ .. C-3
Table C-3: Race/Ethnicity 2000 ....................................................................................................... .. C-5
Table C-4: Employment Profile .............................................................................................:......... .. C-5
Table C-5: Average Salary by Occupation, Alameda County MSA - 2008 .................................... .. C-6
Table C-6: Household Characteristics ............................................................................................. .. C-7
Table C-7: Household Income Distribution ..................................................................................... .. C-8
Table C-8: Households by Income Category - 2000 ................................:....................................... .. C-9
Table C-9: Special Needs Groups .................................................................................................... C-12
Table C-10: Disability Status ........................................................................................................... C-14
Table C-11: Housing Stock Growth ................................................................................................. C-17
Table C-12: Housing Stock Composition: 2008 .............................................................................. C-18
Table C-13: Housing Tenure ........................................................................................................... C-19
Table C-14: Tenure by Household Size ........................................................................................... C-19
Table C-15: Median Home Prices: 2007-2008 .................................................................:......o...... C-21
Table C-16: Home Asking Prices: Apri12008 ................................................................................. C-21
Table C-17: Apartment Rental Rates: Apri12008 ............................................................................ C-22
Table C-18: Housing Affordability Matrix Alameda County .......................................................... C-24
Table C-19: Inventory of Assisted Rental Housing ......................................................................... C-26
Table C-20: Housing Assistance Needs ........................................................................................... C-27
Table C-21: Disposition of Home Loans - 2006 .............................................................................. C-29
Table C-22: Active and Pending Foreclosures ................................................................................ C-31
Table C-23: Residential Development Standards ............................................................................ C-36
Table C-24: Dublin Parking Requirements for Residential Uses ............:....................................... C-37
Table C-25: Comparison of Parking Requirements for Residential Uses ........................................ C-38
Table C-26: Residential Uses by District ......................................................................................... C 39
Table C-27: Street Design Criteria ................................................................................................... C-46
Table C-28: Planning Division Fee Schedule .................................................................................. C-47
Table C-29: Development Impact Fees ........................................................................................... C-48
Table C-30: Regional Housing Needs Assessment (2007-2014) ..................................................... C-60
Table C-31: Units Approved and Under Construction Since January 2007 .................................... C-61
Table C-32: Units Approved but Not Yet Constructed .................................................................... C-63
Table C-33: Remaining RHNA ....................................................................................................... C-65
Table C-34: Average Development Densities ................................................................................. C-66
Table C-35: Remaining Sites with Residential Development Potential .......................................... C-67
Table C-36: Summary of Sites Inventory ........................................................................................ C-72
Table C-38: RHNA and Sites Capacity ........................................ ........
........................................... C-72
City of Dublin
Housing Element (2009-2014)
List of Figures
Figure C-1: Age Distribution, 1990-2000 ........................:................................................................. C-3
Figure C-2: Race and Ethnicity, 1990-2000 ....................................................................................... C-4
Figure C-3: Average Household Size - 2000 ...................................................................................... C-8
Figure C-4: Median Household Income - 2000 .................................................................................. C-9
Figure C-5: Overpayment by Household Income ............................................................................. C-11
Figure C-6: Year Structure Built ...................................................................................................... C-18
Figure C-7: Remaining Sites with Residential Development Potential ............................................ C-69
City of Dublin
Housing Element (2009-2014)
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City of Dublin
Housing Element (2009-2014)
Introduction
This document constitutes the fourth revision to the City of Dublin Housing Element, pursuant to
State law. This Housing Element covers a planning period from July 1, 2009 through June 30, 2014.
The previous Housing Element was adopted by the Dublin City Council on July 11, 2003 and
originally covered the planning period from July 1, 2001 through June 30, 2006. This planning
period was extended by State legislation to June 30, 2009.
1. Contents of the Housing Element
The Housing Element of the General Plan is a comprehensive statement by the City of Dublin of its
current and future housing needs and proposed actions to facilitate the provision of housing to meet
those needs at all income levels. The policies contained in this Element are an expression of the
statewide housing goal of "attaining decent housing and a suitable living environment for every
California family," as well as a reflection of the unique concerns of the community. The purpose of
the Housing Element is to establish specific goals, policies, and objectives relative to the provision of
housing, and to adopt an action plan toward this end. In addition, the Element identifies and analyzes
housing needs, and resources and constraints to meeting those needs.
In accordance with state law, the Housing Element is to be consistent and compatible with other
General Plan elements. Additionally, Housing Elements are to provide clear policy and direction for
making decisions pertaining to zoning, subdivision approval, housing allocations, and capital
improvements. State law (Government Code Sections 65580 through 65589) mandates the contents of
the Housing Element. By law, the Housing Element must contain:
• An assessment of housing needs and an inventory of resources and constraints relevant to
meeting those needs;
• A statement of the community's goals, quantified objectives, and policies relevant to the
maintenance, improvement, and development of housing; and
• A program that sets forth a schedule of actions that the local government is undertaking or
intends to undertake to implement the policies and achieve the goals and objectives of the
Housing Element. _
Although, by nature of the State mandate, the Housing Element has a strong focus on the affordability
and availability of housing for low and moderate income households, the Element must also address
the housing needs and related policy issues for the entire community and be consistent with the
adopted policies of the General Plan. For these reasons, the updated Housing Element strives to
balance the desire of residents to maintain the character of existing residential neighborhoods,
manage traffic and congestion, and minimize visual and other impacts of new development, while
addressing the needs of low and moderate income households and special needs groups (such as
seniors and persons with disabilities), This balance will require the City to examine strategies to
accommodate higher density housing, mixed-use projects in commercial zones, infill developments,
and second units without sacrificing other legitimate community goals.
City of Dublin
Housing Element (2009-2014)
2. Consistency with General Plan
The Dublin General Plan consists of the following elements: 1) Land Use; 2) Parks and Open Space;
3) Schools, Public Lands, and Utilities; 4) Circulation and Scenic Highways; 5) Housing; 6)
Conservation; 7) Seismic Safety and Safety; 8) Noise; and 9) Community Design and Sustainability.
The Housing Element complements other General Plan elements and is consistent with the policies
and proposals set forth by the General Plan. For example, residential densities established in the
Land Use Element are incorporated within the Housing Element and form the basis for establishing
the residential capacity within the City. Environmental constraints identified in-the Seismic Safety
and Safety Element are recognized in the Housing Element.
3. Data Sources
In preparing the Housing Element, various sources of information are consulted. The 2000 Census
provides the basis for population and household characteristics. Although dated, no better source of
information on demographics is widely accepted. In addition, the 2000 Census must be used in the
Housing Element to ensure consistency with other Regional, State, and Federal housing plans.
However, several sources are used to provide reliable updates of the 2000 Census including the
following:
• Population and housing estimates by the State Department of Finance;
• Labor market statistics by the State Employment Development Department;
• Housing market information (including www.realtor.com, www.dgnews.com,
www.rents. com);
• Special studies and reports on housing issues and market conditions, e.g. Continuum of Care
Strategy for the Homeless and Ten-Year Plan to End Homelessness; and
• Lending patterns for home purchase and home improvement loans from the Home Mortgage
Disclosure Act (HMDA) data.
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City of Dublin
Housing Element (2009-2014)
Evaluation of Accomplishments
In order to craft an effective strategy to address the housing needs of the community, the City must
evaluate the effectiveness and appropriateness of -existing housing programs and actions.
Government Code Section 65588(a) requires each jurisdiction to review its housing element as
frequently as appropriate to evaluate:
• The appropriateness of the housing goals, objectives, and policies in contributing to the
attainment of the state housing goal;
• The effectiveness of the housing element in attainment of the community's housing goals and
objectives; and
• The progress of the city, county or city and county in implementation of the housing element.
Table 1 summarizes the City's quantified accomplishments under the 2001-2009 Housing Element.
A program-level review is included as Appendix B.
Overall, the City has been effective in implementing the goals and objectives in the previous Housing
Element. Through planned development, and master and specific planning processes, the City was
able to achieve a significant portion of its Regional Housing Needs Allocation (RHNA) for the
planning period, although below the construction objectives identified in the Housing Element.
Furthermore, the Inclusionary Housing and Commercial Linkage Fee programs were instrumental in
the creation of affordable housing in Dublin.
In addition, the City provided assistance to 25 households to rehabilitate their homes. The City also
launched a homebuyer assistance program in 2007. Since inception of the program, 18 households
have been assisted.
The City also adopted the Universal Design Ordinance, mandating the provision of accessibility in
new construction. The City is in the process of adopting a Green Building Ordinance to enhance
energy conservation in new buildings.
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City of Dublin
Housing Element (2009-2014)
Table 1: Summary of Quantified Accomplishments since 1999
Housing Assistance Type Housing
Element Goals RHNA Accomplishments*
Housing Units to be Constructed
Very Low Income (0-50%AMI)
1
582 796 311
Low Income (51-80%AMI) , 531 238
Moderate Income (81-120% AMI) 1,784 1,441 380
Upper Income (>120%AMI) 7,663 2,668 6,450
Total 11,029 5,436 7,379
Housing Rehabilitation
Very Low Income (0-50%AMI) 5 --- 19
Low Income (51-80%AMI) 5 --- 6
Total 10 --- 25
Conserve Existing Rentals 57 --- **
Source: City of Dublin, 2008.
Notes:
* New construction units based on building pernuts fmaled.
**The City of Dublin adopted a Condominium Conversion Ordinance in 2005 which contributed to the preservation of
existing rentals. The Ordinance limits the number of conversions annually to 7% of the multi-family rental housing
stock. While it is difficult to enumerate the actual number of existing rentals which were conserved during the planning
period, the City estimates that the adoption of the Condominium Conversion Ordinance in 2005 preserved hundreds of
rental units speculated for conversion to market rate.
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City of Dublin
Housing Element (2009-2014)
Goals and Policies
This section of the Housing Element contains the goals and policies the City of Dublin intends to
implement to meet its quantified objectives and address a number of important housing-related issues.
The following major issue areas are addressed by the goals and policies of this Element: "
• Ensure that a broad range of housing types are provided to meet the needs of the existing and
future residents;
• Encourage and facilitate the development of lower and moderate income housing;
• Maintain and enhance the quality of residential neighborhoods in Dublin;
• Promote equal opportunity for all residents to reside in housing of their choice; and
• Increase energy efficiency and conservation in residential developments.
1. Range of Housing Types
Continuing to provide a balanced inventory of housing in -terms of types (e.g., single-family,
duplexes, apartments, condominiums, and mixed-use), cost, and style will allow the City to fulfill a
variety of housing needs. In addition, providing regulatory and financial assistance as available will
be essential to support the production of affordable housing.
GOAL A: Expand housing choice and multi-modal transportation opportunities for
existing and future Dublin residents.
Policy A.1: Ensure the provision of a variety of housing types to fulfill regional housing needs.
Policy A.2: Facilitate development of affordable housing through use of financial and/or
regulatory incentives, where appropriate and subject to funding availability.
Policy A.3: Maintain streamlined procedures for processing new residential development
applications.
Policy A.4: Encourage the development of residential units intended for the special groups,
including seniors, large households, persons with disabilities, and the homeless.
Policy A.S: .Promote affordable housing opportunities within'Mixed-Use areas adjacent to public
transportation and within walking or cycling distance to places of employment,
commerce, recreation and near services.
Policy A.6: Support existing emergency shelter programs in the Tri-Valley area.
Policy A.7: Encourage greater access to housing for persons with disabilities.
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City of Dublin
Housing Element (2009-2014)
2. Housing Opportunities for Segments of the Population
New construction is a major source of housing for prospective homeowners and renters but generally
requires public sector support for the creation of units affordable to lower income households,
especially extremely-low income households. A key element in satisfying the housing needs of all
segments of the community is the provision of adequate sites for housing of all types, sizes, and
prices. The City's General Plan and Zoning Ordinance determine where housing may locate, thereby
affecting the supply of land available for residential development. The following goals and policies
support the expansion of housing opportunities in Dublin.
GOAL B: Expand housing opportunities for all segments of Dublin's population.
Policy B.1: Encourage development of affordable housing by non-profit organizations primarily
engaged in housing construction or management.
Policy B.2: Provide ongoing support to affordable housing developers.
Policy B.3: Negotiate with developers to ensure the provision of housing that is affordable to
extremely low income households.
Policy B.4: Continue to allow second dwelling units on single-family parcels as a means of
expanding rental housing opportunities.
Policy B.S: Continue to support the development of affordable homeownership housing for first-
time homebuyers.
Policy B.6: Continue to pursue redevelopment of the Arroyo Vista site with a combination of
affordable and market rate, rental and ownership units.
3. Maintain. and Enhance Residential Neighborhoods
In general, housing over 30 years old may be in need of major rehabilitation, such as a new roof,
repair of termite damage, foundation work, and plumbing, etc. With approximately 27 percent of
Dublin's housing stock built prior to 1980, preventive maintenance is essential to avoid housing
deterioration. Some households, particularly those that have owned their homes for many years and
have relatively low house payments, may be able to afford repairs or monthly payments for
rehabilitation loans; however, others, especially lower income homeowners, may have difficulty
maintaining their homes. Assisting these households will help preserve and improve the City's
existing housing stock.
GOAL C: Use public and private resources to maintain and enhance existing residential
neighborhood characteristics.
Policy C.1: Continue to provide assistance for the rehabilitation of substandard and deteriorating
units.
Policy C.2: Encourage the preservation, rehabilitation or, if necessary, replacement of single-
family units in order to maintain and enhance the established characteristics of City
neighborhoods.
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City of Dublin
Housing Element (2009-2014)
4. Promote Equal Housing Opportunities
The City seeks to expand the range of housing opportunities in Dublin, including housing for seniors
on fixed incomes, lower and moderate income residents, persons with disabilities, large families,
female-headed households with children, and the homeless. In order to make adequate provision for
the housing needs of all segments of the community, the City must also ensure equal and fair housing
opportunities are available to all residents.
GOAL D: Provide housing opportunities for all Dublin residents, regardless of race, color,
ancestry, national origin, religion, age, gender, marital status, familial status,
disability, source of income, sexual orientation, or any other arbitrary factor.
Policy D.1: Support services and programs that fight housing discrimination; direct persons
towards agencies that provide assistance to victims of discrimination.
Policy D.2: Promote housing along with supportive services, including child care, to meet the
special housing needs of seniors, persons with disabilities, single-parents and the
homeless.
Policy D.3: Encourage the provision of housing to meet the needs of families of all sizes.
5. Promote Energy Efficiency and Conservation
Energy conservation can be achieved through environmentally sensitive site planning techniques and
implementing building codes that require use of construction materials that maximize energy
efficiency. Conserving energy has the dual benefit of reducing housing costs and improving
environmental quality.
GOAL E: Promote energy efficiency and conservation throughout Dublin.
Policy E.1: Promote the use of Green Building techniques in residential development.
Policy E.2: Ensure all new residential development complies with energy efficiency performance
standards of the California Building Standards Code.
Policy E.3: Continue to require the recycling of construction waste.
Policy E.4: Utilize site planning techniques to allow passive energy efficiencies through solar
access, landscaping, and building orientation.
Policy E.S: Seek opportunities to educate the public about energy conservation.
City of Dublin
Housing Element (2009-2014)
Housing Programs
The goals and'policies outlined in the prior section address Dublin's identified housing needs, and are
implemented through a series of housing programs offered primarily through the Planning and
Housing Divisions of the City's Community Development Department. Dublin residents may also be
eligible for assistance under programs administered by the County of Alameda. Housing programs
define the specific actions the City will undertake to achieve-the stated goals and policies. The City's
housing programs for addressing community housing needs are described according to the following
issue areas:
• Housing Conservation
• Production of Housing
• Provision of Adequate Housing Sites
• Removal of Governmental Constraints
• Promotion of Equal Housing Opportunity
• Green Building Programs
The housing programs presented on the following pages include existing programs as well as various
revised and new programs-that have been added to address the City's unmet housing needs and to
respond to new State laws.
1. Conservation of the Existing Supply of Housing
Conserving and improving the housing stock is an important goal for the -City of Dublin.
Approximately 27 percent of housing units in Dublin were constructed prior to 1980 and are therefore
likely to have rehabilitation needs, including new plumbing, roof repairs, foundation work and other
repairs. The City supports neighborhood preservation and improvement through housing
rehabilitation programs and code enforcement. Other housing conservation needs of the City include
existing multi-family rental apartments at-risk of converting to condominiums.
Program 1: Housing Rehabilitation Assistance
Alameda County administers the Community Development Block Grant (CDBG) funds on behalf of
the City. Using CDBG funds, the Alameda County Community Development Agency administers
the Minor and Major Home Improvement Programs for the City. Low-interest loans up to $1,500 are
available to lower income households through the Minor Home Improvement Program. The Major
Home Improvement Program makes available loans up to $60,000 at athree-percent annual interest
rate for qualified lower income households. Since 2003, CDBG funds have facilitated 22 minor home
repairs and 3 paint grants in Dublin.
Financing: CDBG
Implementation
Res onsibility: Alameda County Community Development Agency
• Continue to support the Alameda County Community Development
Timeframe and Agericy to implement the Minor and Major Home Improvement
Objectives: Programs.
• Facilitate 25 minor home repairs, 10 paint grants, 10 major home
im rovements durin the lannin eriod.
Relevant Policies: Policy C.1; Policy C.2
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.City of Dublin
Housing Element (2009-2014)
Program 2: Housing Choice Voucher Rental Assistance
The Housing Choice Voucher Program extends rental subsidies to extremely low and very low
income households, including families, seniors, and the disabled. The program offers a voucher that
pays the difference between the current fair market rent (FMR) as established by the U.S. Department
of Housing and Urban Development (HUD) and what a tenant can afford to pay (i.e. 30 percent of
household income). The Housing Authority of the County of Alameda administers the program in
Dublin. Given the continued need for rental assistance, the City supports and encourages the
provision of additional subsidies through the Housing Choice Voucher Program.
Financing: HUD Section 8
Implementation
Res onsibili Housing Authority of the County of Alameda
• Continue to support the assistance of 150 very low and extremely low
Timeframe and income households each year throughout the planning period.
Objectives: • Continue to refer interested households and homeowners to the Housing
Authori of the County of Alameda.
Relevant Policies: Policy A.l; Policy D.2; Policy D.3
Program 3: Code Enforcement
The Planning and Building Divisions of the Community Development Department carry out code
enforcement and inspection activities as a means to preserve and maintain the livability and quality. of
neighborhoods. City staff investigates violations of property maintenance standards as defined in the
Municipal Code as well as other complaints. When violations are identified or cited, staff encourages
property owners to seek assistance through available housing rehabilitation programs.
The City will continue to enforce property maintenance standards and abate substandard structures
through Code Enforcement. When code violations are unable to be resolved through voluntary
compliance or through the nuisance abatement procedure, the City refers such cases to the City
Attorney for prosecution. The City Attorney's office may seek injunctions, receivership and civil
lawsuits to achieve compliance with City codes.
Financing: General fund
Implementation Community Development Department, Planning & Building Divisions
Res onsibili
• Continue to enforce local ordinances relating to property maintenance
and substandard housing both proactively and on a complaint basis.
Timeframe and
Objectives: • Conduct approximately 1,700 residential inspections during the
planning period.
• Perform annual review of Ci ordinances.
Relevant Policies: Policy C.1; Policy C.2
Program 4: Condominium Conversion Ordinance
The City values its rental housing stock as an important means of meeting the housing needs of all
income segments of the community. In 2005, the City Council passed a Condominium Conversion
Ordinance to preserve the existing rental housing stock. The ordinance establishes an annual
maximum number of rental apartment units that can be converted to seven percent of the total number
of multi-family units in developments of 21 or more rental units. The Ordinance also establishes
tenant notification and relocation assistance requirements, limits rent increases once a notice of intent
City of Dublin
Housing Element (2009-2014)
to convert has been filed, and gives tenants the right to purchase units. New condominium
conversions are also subject to the City's Inclusionary Zoning Regulations. The City will continue to
implement the Condominium Conversion Ordinance to preserve the existing multi-family rental
housing stock in Dublin.
Financing: Permit processing fees
Implementation
Res onsibili Community Development Department, Planning Division
Timeframe and
Ob' ectives: Monitor conversion activities annually.
Relevant Policies: Policy A.1; Policy B.5
2. Production of Housing
The City of Dublin implements various programs to encourage a diversity of housing types. Part of
this diversity is addressed through the Regional Housing Needs Allocation (RHNA), which
encourages the construction of housing for all economic segments in the community. Housing
diversity is important to ensure that all households, regardless of age, income level, and household
type, have the opportunity to find housing suited to their need and lifestyle. The following programs
support the provision of additional housing opportunities in Dublin.
Program 5: Mixed Use Development
Locating high density residential uses in compact mixed-use areas where residents have convenient
access to jobs, shopping, services, recreation, and multi-modal transportation options can produce a
number of community benefits. For example, traditionally non-residential areas may be suitable to
provide additional capacity for higher density housing. Many residents within these areas are. also
less dependent upon private automobile travel, often resulting in positive environmental effects and
more money for other necessary expenses.
The City will continue to promote high-density residential mixed-use projects in the Downtown
Intensification Area and adjacent to or in close proximity to Bay Area Rapid Transit (BART) Stations
provided that infrastructure can support higher densities. The City will also evaluate older non-
residential properties which may be suitable for redevelopment with mixed-use
residential/commercial projects. The determination of suitable mixed-use opportunities will be based
on the age and condition of non-residential properties, property location with respect to transportation
and services, the economic viability of continued non-residential use, and other relevant factors. The
City will undertake the following actions to promote mixed-use:
• Promote mixed-use opportunity sites;
• Use the specific planning process to allow for, and provide regulatory incentives for, mixed-
use development, such as the specific plan that was adopted for the West Dublin BART
Station area;
• Use the Planned Development process to allow flexible development standards such as
alternatives for parking, building height, floor-area ratio, lot-coverage limits, and residential
density, to promote mixed-use developments; and
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City of Dublin
Housing Element (2009-2014)
• Provide incentives for affordable housing in mixed-use projects, including reduced parking
requirements, use of Inclusionary Zoning In-Lieu Fee Fund, assistance in accessing state and
federal subsidies, and density bonuses.
Financing: Inclusionary Zoning In-Lieu Fee Fund; minor administrative cost to the
City
Implementation Community Development Department, Planning Division
Recnnncihility• '
Timeframe and I • Facilitate the construction of 100 high-density residential units within
Objectives: mixed-use developments within the planningperiod.
Relevant Policies: I Policy A.1; Policy A.2; Policy A.S; Policy B.2; Policy B.5
Program 6a Affordable Housing Developers
Recognizing that an adequate supply of affordable housing cannot be supplied by the market, the City
will cooperate with developers that specialize in below market rate housing to expand the supply of
units affordable to lower income households, including extremely low income households. The City
has an excellent track record in facilitating the development of affordable housing. Camellia Place,
Wicklow Square, and the new Arroyo Vista projects all include a range of affordable units, including
units for extremely low households.
The City will offer assistance in accessing local, state, and federal funding for affordable housing by:
1) applying for such funding on behalf of affordable housing developers when eligible applicants are
limited to public agencies; or 2) providing technical assistance or documentation necessary to support
applications for funding by affordable housing developers upon request.
The City's Housing Specialist can help locate potential sources of matching funds and provide other
technical assistance. Technical assistance will include, but not be limited to the provision of data or
documents within the City's possession that will contain necessary information or assist in the
preparation of a successful grant. application. The City can also write letters of support (for projects
that have received permit approvals by the City).
Financing: I Inclusionary Zoning In-Lieu Fee Fund; minor administrative cost to the City
Implementation I Community Development Department
R acnnncihility•
' • Negotiate specific incentives package for each project.
• Provide application/technical assistance as needed. Timing of
applications or technical assistance will depend on application deadlines
Timeframe and for funding sources.
Objectives • Provide assistance to affordable housing developers within the planning
period to facilitate the construction of 100 affordable housing units
within the planning period (5 extremely low, 20 very lov-~, 35 low, and
40 moderate income units). _
Relevant Policies: ~ Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program 7: Density Bonuses
The City adopted a new Density Bonus Ordinance in March 2007 to comply with recent changes to
State law (SB 1818 enacted 2005 and SB 435 enacted 2006). Only one developer has applied for and
received a density bonus since adoption of the City's original Density Bonus Ordinance. Density
11
City of Dublin
Housing Element (2009-2014)
bonuses are infrequently used in Dublin because the City's High Density Residential land use
designation allows 25 units per acre and up, without a maximum upper density limit.
In addition to density increases, the Density Bonus Ordinance has other provisions that could
facilitate the expansion of housing opportunities. The City will work with developers on a case-by-
case basis to provide regulatory concessions and incentives to assist with the development of
affordable and senior housing. In a relatively small city like Dublin, this is the most effective method
of assisting developers, as each individual project can be analyzed to determine which concessions
and incentives would be the most beneficial to the project's feasibility. Regulatory concessions and
incentives could include, but are not limited to, reductions in the amount of required on-site parking,
and modified or waived development standards.
Financing: Minor administrative cost to the City
Implementation
Res onsibili Community Development Department; Planning Commission; and City
Council 1
Timeframe and
Objectives: Facilitate the construction of 50 affordable units during the planning
eriod (10 ve low, 20 low, and 20 moderate income units .
Relevant Policies: Policy A.l; Policy A.2; Policy A3; Policy B.1; Policy B.2; Policy B3
Program 8: Inclusionary Zoning
The City completed major revisions to their Inclusionary Zoning Regulations in 2002 and 2008 in
order to assure that housing development continues to contribute to the attainment of the City's
housing goals by increasing the production of residential units affordable by households of very low,
low, and moderate incomes. Under the Regulations, all new residential development projects of 20
units or more designed and intended for permanent occupancy must construct 12.5 percent of the total
number of dwelling units within the development as affordable units. Of the affordable rental units,
30 percent must be set aside for very low income households, 20 percent for low income households,
and 50 percent for moderate income households; of the owner occupied affordable units, 40 percent
must be set aside for low income households and 60 percent for moderate income households. Upon
request, the City Council can allow the applicant to pay a fee in-lieu of constructing up to 40 percent
of the affordable units that the developer would otherwise be required to construct. In certain
instances, the City Council may allow a developer to construct the affordable units "off-site" and an
applicant may dedicate land to the City or City-designated local non-profit housing developer in lieu
of construction of some or all of the required affordable units. In-lieu fees will be placed into an
Inclusionary Zoning In-Lieu Fee Fund.
The Ordinance provides for five exceptions to the 12.5 percent affordability requirement (Section
8.68.040):
• Payment of in-lieu fees;
• Off-site projects;
• Land dedication;
• Credit transfers; and
• Waiver of requirements.
This last exception, waiver of requirements, gives the City Council flexibility to make exceptions to
the Ordinance. Also, Section 8.68.070 provides incentives to make the construction of affordable
units more feasible, including:
• Fee Deferral -processing and impact fees
12
City of Dublin
Housing Element (2009-2014)
Design Modifications -
- Reduced lot size
- Reduced setback requirements
- Reduced open space requirements
- Reduced landscaping requirements
- Reduced interior or exterior amenities
- Reduction in parking requirements
- Height restriction waivers
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Res onsibility: Council.
• Facilitate the construction of 1,000 affordable housing units either
through direct construction or through the Inclusionary Housing In-Lieu
Timeframe and Fund within the planning period. Specific construction targets include
Objectives: 300 very low, 200 low, and 500 moderate income units.
• Work with the stakeholders, review and consider modification of the
Inclusionary Zoning Regulations to enhance feasibility as needed within
two ears of the ado tion of the Housin Element.
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
Program 9: Commercial Linkage Fee
The City approved a Commercial Linkage Fee on May 3, 2005. Fees are charged to non-residential
developments, based on the square footage and type of commercial building space and placed into an
Inclusionary Zoning In-Lieu Fee Fund. A total of $344,400 has been collected as of August. 2008.
The funds are to be used in accordance with Section,8.68.080 of the Zoning Ordinance, summarized
as follows:
• Affordable housing construction loans;
• First Time Homebuyer Loan Program;
• Homeownership training and foreclosure prevention services;
• Rental assistance programs;
• Housing Division's administrative costs; and
• Alameda County Homeless Management Information System.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Res onsibili Council
• Facilitate the construction of 50 affordable housing units within the
planning period (10 very low, 151ow, and 25 moderate income units).
Timeframe and • Assist five moderate income ,households with first-time homebuyer
Objectives: loans.
• Provide funding towards homeownership training and foreclosure
prevention services, rental assistance programs and the Alameda County
Homeless Mana ement Information S stem.
Relevant Policies: Policy A.1; Policy A.2; Policy A.3; Policy B.1; Policy B.2; Policy B.3
13
City of Dublin
Housing Element (2009-2014)
Program 10: Housing Type and Size Variations
A diverse housing stock in terms of type and size is necessary to meet the needs of all community
residents. As a means of achieving housing diversity, the City will continue to require diversity of
housing type and size as part of its negotiated process through specific plans, planned developments,
and development agreements.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Res onsibili Council
Timeframe and • Require that developers provide a diversity of housing type and size on
Objectives: a case-by-case basis to meet the City's housing needs throughout the
lannin eriod.
Relevant Policies: Policy A.1; Policy A.4; Policy A.6; Policy A.7; Policy B.1; Policy B3;
Policy B.4; Polio B.S; Policy D.2; Policyb.3
Program 11: First-Time Homebuyer Programs
In 2006, the City initiated a First Time Homebuyer Loan Program (FTHLP) to assist households with
financing towards the purchase of a home. The FTHLP program provides 30-year deferred loans for
households earning up to 120 percent of the County median income. The FTHLP program may be
used in conjunction with the Alameda County Mortgage Credit Certificates (MCC) program and
assistance from the City's Inclusionary Zoning In-Lieu Fee Fund and other state or federal home
ownership programs.
Financing: MCC; HOME; Affordable Housing In-Lieu Fund; Inclusionary Housing In-
Lieu Fund
Implementation
Res onsibility: Community Development Department
• Assist 75 income-qualified first time homebuyers during the planning
period. Strive to provide assistance to approximately 15 above
Timeframe and moderate income, 50 moderate income households and 10 low income
Objectives households.
• Distribute FTHLP application packets at the Civic Center, City website,
and locations that rovide housin services.
Relevant Policies: Policy B.S; Policy B.6
Program 12: Second Dwelling Units
Second dwelling units can be a source of affordable housing with limited impacts on existing
neighborhoods and public infrastructure. The City will promote the development of second units on
lots with existing single-family homes as well as in new construction.
Financing: Minor administrative cost to the City
Implementation
Res onsibili Community Development Department; Planning Commission
• Market this program through an informational brochure. The brochure
Timeframe and will be available on the City web site and at the Civic Center, library,
Objectives: senior center, and other public locations.
• Facilitate the construction of 15 second dwelling units within the
tannin eriod.
Relevant Policies: Policy B.4
14
City of Dublin
Housing Element (2009-2014)
Program 13: Homeless Assistance
The City will continue to support the Alameda County Homeless Continuum of Care Council
(HCCC) and support agencies and organizations that seek to address the problem of homelessness
throughout the region. Dublin provided funding to the Alameda Countywide HCCC for development
of a Homeless Management Information System (HMIs). The HMIs is intended to collect and report
information about the homeless population and its patterns of service utilization. The City also
provides Community Development Block Grant (CDBG) funds to the Tri-Valley Haven to assist a
domestic violence shelter (Shiloh) and a homeless shelter (Sojourner House), both located in
Livermore.
Financing: CDBG; Inclusionary Zoning In-Lieu Fee Fund
Implementation Community Development Department; Planning Commission; and City
Res onsibili Council
• Continue to fund emergency shelter programs in the Tri-Valley area to
Timeframe and house residents in need of emergency shelter.
Objectives: • Continue to participate in regional collaborations to address
homelessness.
Relevant Policies: Policy A.4; Policy A.6; Policy D.2
Program 14: Tri-Valley Affordable Housing Committee
The City is an active partner with the Tri-Valley Affordable Housing Committee and assists with
organization of the Affordable Housing Fair. The purpose of the Affordable Housing Fair is to
educate residents, developers, non-profit organizations, and decision-makers about affordable housing
sites and resources available in the region. The City will continue to seek grants and partnerships
with housing providers, civic organizations, and neighboring cities to defray costs associated with this
fair.
The City will also continue to support local housing service providers which are coordinated by the
Tri-Valley Affordable Housing Committee.
Financing: ~ Minor administrative cost to the City
Implementation
Recnnnc;h;l;ty Community'Development Department
Timeframe and I • Participate in at least one affordable housing fair annually throughout
Objectives: the planning period. __
Relevant Policies:. I Policy D.1; Policy D.2; Policy D.3
3. Provision of Adequate Housing Sites
Meeting the housing needs of all segments of the community requires the provision of adequate sites
for all types, size and prices of housing. The City's General Plan and Zoning Ordinance determine
where housing may locate, thereby affecting the supply of land available for residential development.
Program 15: Residential Sites Inventory
The City will continue to use specific plans, planned development, and zoning to ensure that adequate
sites are available (as defined by state housing element law, Government Code section 65583) to
accommodate the City's Regional Housing Needs Allocation (RHNA) for all income groups. Each
year, as part of the City's annual evaluation of its implementation of the General Plan, the City will
15
City of Dublin
Housing Element (2009-2014)
compare the remaining supply of land by zoning, specific plan, or planned development in relation to
the City's remaining unmet RHNA. Should the City identify a potential shortage of sites with
appropriate densities, it will use the specific plan and planned development ~ process to provide
adequate sites for future residential developments.
Financing: Minor administrative cost to the City
Implementation
Res onsibili Community Development Department
• Annually evaluate the land availability to meet the remaining RHNA.
Ensure adequate capacity exists to accommodate the remaining RHNA
Timeframe and 'of 1,730 units (879 very low, 519 low, and 332 moderate income units).
Objectives: • Propose modifications to be implemented as needed as part of the City's
ongoing planning efforts or at the time development proposals are
submitted to the Ci
Relevant Policies: Policy A.1; Policy A.S; Policy B.6
Program 16: Arroyo Vista Site
In the summer of 2006, the Dublin Housing Authority reviewed proposals for the reconstruction of
the Arroyo Vista project. The Housing Authority selected a conceptual development plan and
authorized staff to begin negotiations with a development team of Eden Housing and Citation Homes
to redevelop the existing site with approximately 378 housing units, in a combination of affordable
and market rate, rental and ownership units. HUD has approved the disposition of the site, and City
staff and the developer are proceeding with the project.
Financing: Section 8 Vouchers; Inclusionary Zoning In-Lieu Fee Fund; Grants; and
rivate financin
Implementation
Res onsibility: Community Development Department and Housing Authority
• Strive to achieve 180 affordable housing units on the site, including 20
Timeframe and extremely low, 40 very low, 50 low, and 70 moderate income units.
Objectives: Ensure compliance with all applicable relocation, displacement, and
re lacement housin re uirements.
Relevant Policies: Policy A.1; Policy B.6
Program 17: Dublin Transit Center
In December 2002, a Master Development Plan for the Dublin Transit Center was approved by the
City Council. The Transit Center is located adjacent to the existing Dublin/Pleasanton BART Station.
Up to 1,800 units of high density residential housing is allowed within the Dublin Transit Center area.
The City will continue to implement the Master Development Plan as a means of expanding housing
opportunities for housing needs of all segments of the community.
Financing: Minor administrative cost to the City
Implementation
Res onsibili Community Development Department
Timeframe and
Objectives: Facilitate the review, approval and/or construction of 900 housing units
durin the Tanning eriod.
Relevant Policies: Policy A.1; Policy A.3; Policy A.5
16
City of Dublin
Housing Element (2009-2014)
4. Removal of Governmental Constraints
Under State law, the Housing Element must address, and where legally possible, remove
governmental constraints affecting the maintenance, improvement, and development of housing. The
following programs are designed to mitigate government constraints on residential development and
facilitate development of housing affordable to lower and moderate income households, including
families, seniors, and persons with special needs.
Program 18: Fee Deferment or Amortization
The City will continue to offer deferment or amortization of planning/development fees for senior
housing units and affordable units for lower and moderate income households to reduce the initial
cost impact on an affordable housing project. The City will determine on a case-by-case basis the
financial need of the project and the most appropriate type of assistance based on the City's
Inclusionary Zoning Ordinance.
Financing: Inclusionary Zoning In-Lieu Fee Fund
Implementation Community Development Department; Planning Commission; and City
Res onsibility: Council
Timeframe and • Assist 100 units through the deferment or amortization of fees, subject
Objectives: to funding availability (15 extremely low, 25 very low, 35 low, and 25
moderate income units .
Relevant Policies: Policy A.2
Program 19: Universal Design Ordinance
In 2007, the City adopted a Universal Design Ordinance that requires new single-family home
developers to install base universal design .features in all single-family developments of 20 or more
homes. The Universal Design Ordinance is substantially the same as the Model Universal Design
Local Ordinance adopted by the California Department of Housing and Community Development.
Financin Permit rocessin fees
Implementation Community Development Department
Res onsibili
• Produce a brochure on universal design, resources for design
Timeframe and approaches, and compliance with City requirements in 2009. Brochure
Objectives: and other related information will be posted at the City website and
distributed at ublic counters.
Relevant Policies: Policy A.4; Policy A.7
Program 20: Reasonable Accommodation
Circumstances may arise when it would be reasonable to accommodate requests from persons with
disabilities to relax a setback requirement or another standaxd of the Zoning Ordinance to ensure that
homes are accessible for the mobility impaired. Reasonable accommodation may also be needed to
relax development standards, land use controls, and other zoning policies to facilitate the
development of housing for persons with disabilities. Whether a particular modification is reasonable
depends on the circumstances, and must be decided on a case-by-case basis. The City will adopt a
formal ministerial process for persons with disabilities to seek relief from the strict or literal
application of development standards to enable them to enjoy their dwellings like other residents in
Dublin, and to grant accommodations for new development of housing for persons with disabilities.
17
City of Dublin
Housing Element (2009-2014)
Dublin's Zoning Ordinance defines a "family" as one or more persons occupying a dwelling and
living as a single, non-profit housekeeping unit, as distinguished from a group occupying a hotel,
club, fraternity or sorority house. A family includes any servants and four or fewer boarders. Based
on court decisions, the definition of family should not distinguish between related and unrelated
persons and should not impose limitations on the number of persons that may constitute a family.
Because six or fewer disabled persons could be considered "boarders" of a licensed community care
facility, the City's current definition of family can be viewed as a potential constraint on housing for
persons with disabilities. The City will revise its definition to eliminate references to the number of
individuals that can comprise a single housekeeping unit.
Financing: Minor administrative cost to the City
Implementation Community Development Department
Res onsibili
Timeframe and • Revise Zoning Ordinance to amend definition of "family" and to
Objectives: prepare a formal reasonable accommodation procedure within one year
of the ado tion of the Housin Element.
Relevant Policies: Policy A.4; Policy A.7
Program 21: Emergency Shelters
The term "Emergency Shelter" means a housing facility maintained to provide a temporary, short-
term residence for homeless individuals or families offering limited supplemental services for the
homeless population year-round, provided no facility is used for more than a month at a time by any
individual or family. An Emergency Shelter may be accessory to a public or civic type use.
Currently, emergency shelters are conditionally permitted in the C-O, C-N, C-1, C-2, M-P, M-l, and
M-2 zoning districts, and subject to the approval of the Planning Commission.
The Zoning Ordinance will be amended to permit emergency shelters with a ministerial permit within
the M-1 zone district pursuant to SB 2 enacted in 2007. The M-1 zone district covers approximately
180 acres on 67 parcels in Dublin. The parcels 'are located along transportation routes and are
developed with a mix of light industrial, office, and warehousing uses. Adequate capacity exists
either through redevelopment of older uses or through adaptive reuse of older structures to
accommodate at least one year-round emergency shelter to accommodate the City's estimated
homeless population of 39.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Res onsibili Council
Timeframe and • Revise the Zoning Ordinance within one year of the adoption of the
Objectives: Housing Element to accommodate Emergency Shelters consistent with
SB 2.
Relevant Policies: Policy A.4; Policy A.6; Policy D.2
Program 22: Transitional Housing
SB 2 adopted in 2007 mandates that local jurisdictions must address housing options for the homeless
including transitional housing. California Health and Safety Code (Section 50675.2) defines
"transitional housing" and "transitional housing development" as buildings configured as .rental
housing developments, but operated under program requirements that call for the termination of
assistance and recirculation of the assisted unit to another eligible program recipient at some
predetermined future point in time, which shall be no less than six months. This definition of
18
City of Dublin
Housing Element (2009-2014)
transitional housing does not encompass all transitional housing facilities regulated by the City. of
Dublin, particularly those that operate similar to group quarters and charge fees rather than rents.
The Zoning Ordinance will be amended to clarify the permitting requirements for transitional housing
facilities. For transitional housing that operates as group housing, the City's permitting requirements
for community care facilities apply, consistent with the Lanterman Developmental Disabilities
Services Act. For transitional housing that is regular housing, such housing will be permitted where
similar housing is otherwise permitted.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Res onsibility: Council
• Revise the Zoning Ordinance to accommodate transitional housing
Timeframe and consistent with SB 2 within one year of the adoption of the Housing
Objectives: Element.
• Facilitate the development of transitional housing for persons with
disabilities and extremel low income households usin in-lieu fees.
Relevant Policies: Policy A.1; Policy A.4; Policy A.6; Policy A.7; Policy D.2
Program 23: Supportive Housing
SB 2 adopted in 2007 mandates that local jurisdictions must address housing options for the homeless
including supportive housing. California Health and Safety Code (Section 50675.2) defines
"supportive housing" as housing with no limit on length of stay, that is occupied by a target
population defined in Health & Safety Code Section 53260 (i.e. low income persons with mental
disabilities, AIDS, substance abuse or chronic health conditions or persons whose disabilities
originated before the person turned 18) and that is linked to onsite or offsite services that assist the
supportive housing resident in retaining the housing, improving his or her health status, and
maximizing his or her ability to live and, when possible, work in the community. This definition does
not encompass all forms of supportive housing, which can be accommodated in single-family homes,
multi-family units, or group quarters. Currently, the Zoning Ordinance does not address supportive
housing.
To facilitate and encourage the provision of supportive housing in Dublin, the Zoning Ordinance will
be amended to clarify the permitting requirements for supportive housing facilities. For supportive
housing that operates as group housing, the City's permitting requirements for community care
facilities apply, consistent with the Lanterman Developmental Disabilities Services Act. For
supportive housing that is regular housing, such housing will be permitted where similar housing is
otherwise permitted.
Financing: Minor administrative cost to the City
Implementation Community Development Department; Planning Commission, and City
Res onsibili Council
• Revise the Zoning Ordinance to accommodate supportive housing
Timeframe and consistent with SB 2 within one year of the adoption of the Housing
Objectives: Element.
• Facilitate the development of supportive housing for persons with
disabilities and extremel low income households usin in-lieu fees.
Relevant Policies: Policy A.1; Policy A.4; Policy A.6; Policy A.7; Policy D.2
19
City of Dublin
Housing Element (2009-2014)
Program 24: Single Room Occupancy (SRO) Units
An SRO unit is a one-room unit intended for occupancy by a single individual. It is distinct from a
studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom.
Although SRO units are not required to have a kitchen or bathroom, many SROs today have one or
the other. Currently, the Zoning Ordinance does not expressly address SROs.
The Zoning Ordinance will be amended to facilitate and encourage the provision of SROs consistent
with AB 2634 enacted in 2007. SROs will be conditionally permitted in the C-2 (General
Commercial) zone. Criteria that would be used to review Conditional Use Permit (CUP) applications
for SROs pertain to performance standards. Potential conditions for approval of these facilities may
include hours of operation, parking, security, loading requirements, and management. Conditions
would be similar to those for other similar uses in the same zones. The required findings for approval
of a CUP are stated in Section 8.100.060 of the Zoning Ordinance and are the same findings currently
required for approval of large community care facilities.
Financing: ~ Minor administrative cost to the City
Implementation Community Development Department; Planning Commission; and City
Responsibility: Council
• Revise the Zoning Ordinance within one year of the adoption of the
Timeframe and Housing Element to accommodate Single Room Occupancy units
Objectives: consistent with AB 2634.
• Encourage the .inclusion of SRO/efficiency units in large-scale
develo ments to offer a ran e of housin choices.
Relevant Policies: Policy A.1; Policy A.4; Policy A.6; Policy A.7; Policy D.2
5. Promotion of Equal Housing Opportunity
To adequately meet the housing needs of all segments of the community, the Housing Plan must
include program(s) that promotes housing opportunities for all persons regardless of race, religion,
sex, family status, marital status, ancestry, national origin, color, age, physical or mental disability,
sexual orientation, source of income, or any other arbitrary factor.
Program 25: Equal Housing Opportunity
The City of Dublin contracts through Alameda County with ECHO Housing to investigate fair
housing complaints and provide fair housing counseling and mediation services. The City's Housing
Coordinator/Specialist is the point-of-contact for fair housing complaints, information requests, and
referrals to ECHO housing.
Financing: CDBG; minor administrative cost to the City
Implementation Community Development Department; ECHO Housing; and Alameda
Res onsibili Coun Communi Develo ment A enc
• Provide referrals to appropriate agencies for services.
• Distribute fair housing information to public locations throughout the
City.
Timeframe and • Post information on the City website.
Objectives: • Distribute information to real estate agents, rental property
owners/managers, and financial institutions in Dublin.
• Participate in Alameda County's Impediments to Fair Housing Study
through the CDBG nrosram.
20
City of Dublin
Housing Element (2009-2014)
Relevant Policies: Policy D.1; Policy D.2; Policy D.3
6..Green Building Programs
Green building refers to the use of environmentally preferable practices and materials in the design,
location, construction, operation, and disposal of buildings. It applies to both renovation and
retrofitting of existing buildings and construction of new buildings, whether residential or
commercial, public or private. By continually improving how we locate, design, build, operate, and
retrofit buildings, the City of Dublin can contribute to the improvement of the environment and
quality of life. Advanced energy-saving technologies applied in buildings can result in enormous
reductions in demand for fossil fuels and emissions of greenhouse gases (GHG). Better design and
building practices can also help address environmental challenges such as natural resource depletion;
waste disposal; and air, water, and soil pollution. Green building can also help achieve gains in
human health and prosperity.
Program 26: Green Building Guidelines
The City Council has established as a high priority to enhance residential green building requirements
to create a mandatory Green Building self-certification program as part of the permitting process.
Financing: Permit processing fees; minor administrative cost to the City
Implementation
Res onsibili Community Development Department, Building Division
• Develop green building guidelines or ordinance within one year of
Timeframe and certification of the Housing Element.
Objectives:
• Create brochures to describe program requirements and methods of
compliance within six months of the adoption of the
uidelines/ordinance.
Relevant Policies: Policy E.1; Policy E.2; Policy E.3; Policy E.4
Program 27: Energy Conservation
The City will promote energy conservation through the following actions:
• Continue to implement the Waste Management Authority's model ordinance on recycling of
construction waste.
• Continue to implement state building standards (Title 24 of the California Code of
Regulations) regarding energy efficiency in residential construction.
• Continue to provide on-site training for City Building and Planning Staff on Green building
techniques.
• Continue to review proposed developments for solar access, site design techniques, and use
of landscaping that can increase energy efficiency and reduce lifetime energy costs without
significantly increasing housing production costs.
• Provide access to information on energy conservation and financial incentives (tax credit,
utility rebates, etc.) through public information to be provided at the City's public counter, on
the City's web site, at public libraries and community centers.
21
City of Dublin
Housing Element (2009-2014)
Financing: Permit processing fees; minor administrative cost to the City
Implementation
Res onsibili Community Development Department, Building Division
Timeframe and • Implement applicable Waste Management and Building Code
Objectives: regulations, provide Green Building training to City staff, and distribute
ener conservation information to the ublic.
Relevant Policies: Policy E.1; Policy E.2; Policy E.3; Policy E.4; Policy E.5
7. Quantified Objectives
The City of Dublin summarizes the program objectives for the 2009-2014 Housing Element.
Table 2: Quantified Housing Objectives: 2009-2014
Income Cate o New
Construction Home Repair/
Rehabilitation Rental
Assistance Home Purchase
Assistance
Extremely Low Income 20 0 50 0
Very Low Income 250 20 100 0
Low Income 130 25 0 10
Moderate Income 410 0 0 50
Above Moderate Income 800 0 0 15
Total 1,610 45 150 75
22
City of Dublin
Housing Element (2009-2014)
Public Participation
Section 65583 (c)(6)(B) of the Government Code states that "The local government shall make
diligent effort to achieve public participation of all the economic segments of the community in the
development of the housing element and the program shall describe this effort." The City of Dublin
undertook an extensive public participation program in the development of the 2009-2014 Housing
Element.
1. Service Provider Interviews
As part of this Housing Element update, the City of Dublin consulted with affordable housing
developers and nonprofit service providers to obtain input on housing needs and suggestions for
housing programs. Twenty agencies and developers that serve lower and moderate income
households, as well as those with special housing needs were contacted. However, only four agencies
responded to the telephone interviews and these are: Satellite Housing; East Bay Habitat for
Humanity; ECHO Eden Council for Hope and Opportunity; and Tri-Valley Haven. Their comments
are summarized below:
Affordable Housing: In general, affordable housing developers need assistance in
identification of sites and funding. Easing development standards can also increase the
feasibility of sites. Foreclosures are a rising issue in the Tri-Valley area.
• Homeless: Supportive housing is needed to transition the homeless persons from transitional
housing and emergency shelters. Specifically, demand for permanent supportive housing has
increased due to the trend of increasing number of victims of domestic violence.
Appendix A summarizes the .agencies consulted, the services they provide, and housing needs
identified. -
2. Housing Committee
The seven-member Dublin Housing Committee was established in 2006 and consists of members
from the business community, residential community, and housing and development community.
The Committee provides recommendations on new housing policies and programs, assists in
revisions to the Housing Element, and provides recommendations on amendments to the Inclusionary
Ordinance and other matters that may be assigned by the City Council or Planning Commission.
As part of the 2009-2014 Housing Element update, a series of meetings were conducted with the
Housing Committee:
• May 13, 2008 - a joint workshop with the Planning Commission to review the requirements
of the Housing Element and to obtain initial input on housing needs and issues
• August 21, 2008 - a workshop to review housing constraints and opportunities
• September 18, 2008 - a workshop to discuss preliminary housing strategies
23
City of Dublin
Housing Element (2009-2014)
April 28, 2009 - a joint workshop with the Planning Commission to review the Draft
Housing Element
These workshops were open to the public. To encourage participation by the public, the City
distributed flyers at community locations and public counters, posted at the City website, and sent out
special invitations to housing developers, advocates, and other housing organizations and
supportive/social service providers. The list of invitees is provided in Appendix A.
During the Housing Committee meetings, various housing related issues were discussed, including
community character, preservation of existing neighborhoods, the housing needs of special needs
populations (such as lower income households, seniors, persons with disabilities, and the homeless).
Key comments received include:
• Neighborhood Preservation: Existing characters of single-family neighborhoods should be
preserved. Higher intensity housing should be located near transportation corridors.
• Housing for Persons with Disabilities: There is a shortage of housing that is accessible to
persons with disabilities. Transitional and supportive housing facilities are needed in the
community.
• Affordable Housing Development: The current market conditions present some difficulty in
meeting the requirements of the Inclusionary Zoning Ordinance. In addition, housing for
special needs groups (such as emergency shelters, transitional housing, and supportive
housing) should be located in areas with easy access to public transportation and social
services.
• Shortage of Affordable Rental Housing: Preservation of existing affordable housing should
be a priority.
The 2009-2014 Housing Element responds to the comments and suggestions received during the
Planning Commission and Housing Committee meetings as well as community workshops. Proposed
locations/zoning for emergency shelters, transitional housing, supportive housing and single-room
occupancy housing were developed in consultation with the Housing Committee and the public
including local service providers.. Furthermore, the Housing Element emphasizes compliance with
the newly adopted Universal Design Ordinance and includes a program to adopt a Reasonable
Accommodation procedure.
3. Public Hearings
The City conducted additional public hearings before the Planning Commission and City Council to
review the Draft Housing Element:
• May 12, 2009 -Planning Commission
• June 2, 2009 -City Council
Comments received during these meetings are summarized in Appendix A.
24
City of Dublin
Housing Element (2009-2014)
Appendix A: Public Participation
1. Interviews with Service Providers
Satellite Housing, Inc.
1521 University Avenue
Berkeley, CA 94703
510.647.0700
Dori Kojima, Director, interviewed on July 14, 2008
Services Provided: Provides affordable, service-enriched housing that promotes healthy and
dignified living for people with limited options. Resident services include: transportation for
appointments and shopping, Centers for Elders Independence, Over 60 Clinic, Multi-purpose Senior
Services Program all provided through partnerships with other agencies.
Population served: The population served is low income families, seniors and special needs
(disabled and developmentally disabled). All are below 60 percent AMI, with the average income
being 50 percent AMI and include Section 8 recipients.
Housing Needs: Identification of sites is really helpful as well as funding for development. Easing
development standards can be very helpful because in some cases usable sites are discarded because
development standards (setbacks, easements and parking) make it difficult. Satellite Housing has not
worked in Dublin because many organizations are already very active in the City.
East Bay Habitat for Humanity
2619 Broadway
Oakland, CA 94612
(510) 251-6304
Janice Jansen, Executive Director, 510-251-6304 x 314
Services Provided: To date Habitat Easy Bay has completed 180 single-family homes in Alameda
County and Contra Costa County. The program provides first time affordable homeownership
opportunities for low and very low income families with children. In addition to working on their
homes through the sweat equity or self-help program, families also attend workshops on budgeting,
credit repairs, conflict resolution and home maintenance, repair and landscaping.
Population Served: Mixed income, but biggest group is below 60 percent. They also have some
moderate income households whose units are built outside the sweat equity program and are sold
through a third party with conventional mortgages.
Housing Needs: Over 100,000 families in the East Bay qualify for housing through Habitat but their
capacity is limited. They are currently in aggressive land acquisition mode and have the ability to
build the housing but they do not have land. Habitat would like to work with Dublin and have been
communicating with the City. They need:
• Land that is zoned appropriately
• They will match a city's density but higher density is more feasible. The preferred density is
16-18 units per acre
Appendix A-1
City of Dublin
Housing Element (2009-2014)
• Minimum lot size is about one acre
• Will work with Brownfields
The essentials are the political will of the City, land, usually funded by the City, and a partnership
with the City to purchase the property and provide infrastructure if necessary.
ECHO Eden Council for Hope and Opportuniity
770 A Street
Hayward, CA 94541
(510) 581-9380
Marjorie Rocha, Executive Director, interviewed on 7/10/08
Services Provided: ECHO's services reach over 7,000 clients per year with housing information and
assistance. ECHO's primary service component continues to be equal housing access; however, more
recent services have been directed to intervention and prevention of homelessness. Program include:
fair housing services, tenant/landlord counseling, home equity conversion counseling, shared housing
counseling, HUD mortgage default and delinquency program, HUD homeownership program and
rental assistance.
Housing Needs: Dublin receives funding for fair housing via Alameda County. They have a rental
assistance program for those who fall behind or have problems renting. Market-rate housing is very
expensive in Dublin. There are also foreclosure issues in Eastern Alameda County. This quarter
there have been more evictions than in the past. Homes go into receivership and people are evicted.
Many owner-occupied units are foreclosed.
Tri-Valley Haven
3663 Pacific Avenue
Livermore, CA 94550
(925)449-5845
Vicky Thompson
Services Provided: Provides shelter and counseling for survivors of sexual assault, battered women
and their children in the Tri-Valley area. They operate the County's only 24-hour rape crisis center
and have homeless services and shelters. They have two domestic violence centers with 30 beds for
105 days, housing assistance and long-term support services, legal clinic, employment assistance, and
food pantry.
Population Served: Their programs serve people that cross all income groups. However, when they
lost their husbands' income, the clients are usually very low income. There is a predominance of
minority people being served, especially in proportion to the ethnic make-up of the Tri-Valley area.
In some cases, if a victim is threatened by a partner they can be placed at a shelter that is farther
away.
Housing Needs: People stay for up to 105 days but the average stay is 20-25 days. Many people
cannot adapt to shelter life. After that they are hopefully placed in supportive housing and then go
through services to assist them live independently again. Unmet needs include subsidized housing
and additional shelter space. Funding is also needed for drug and alcohol counseling and psychiatric
counseling and mental health treatment locally.
Appendix A-2
City of Dublin
.Housing Element (2009-2014)
2. Invitees to Housing Committee Meetings
Affordable Housing Associates
Alameda Country Behavioral Health Care
Services
Alameda County Housing & Community
Development
Alameda County Surplus Property Authority
Alameda Housing Authority
Allied Housing
AMB Legacy Partners
Ampelon Development Group, LLC
Avalon Bay Communities
Bancor Properties
Bay Area Community Services
Blake Hunt Ventures
Bonita House, Inc.
Braddock & Logan Services, Inc.
Bridge Housing
California Affordable Housing Law Project
California Communities
California Home Source
California Housing Partnership Corporation
Citation Homes Central
Community Economics, Inc
Congregations Organizing for Renewal (COR)
Contra Costa Interfaith Housing
Corporation for Supportive Housing
CRIL
Cypress Equities, LLC
Discovery Homes
DR Horton
Dublin Land Company
Dublin Ranch Holdings, LLC
EAH, Inc.
East Bay Asian Local Development
Corporation (EBALDC)
East Bay Association of Realtors
East Bay Community Foundation
East Bay Habitat for Humanity
East Bay Housing Organizations
ECHO
Eden Housing, Inc.
Enea Properties, LLC
Enterprise Community Investments, Inc.
Envirocom Communications Strategy
Everyone Home
Goldfarb & Lipman LLP
Green Building in Alameda County
Greenbriar Land Company
Habitat for Humanity
HCEB
Housing Consortium of the East Bay
Housing Rights Ina
James Jackson Harman Management
Kier & Wright Civil Engineers & Surveyors
Klein Financial Corporation
Land is Development, LLC
Lawrence Livermore National Laboratory
Lennar
Local Initiatives Support Corporation (LISC),
Bay Area
Low Income Investment Fund
Mayfield Gentry Realty Advisors, Inc.
McKay & Somps
Mercy Housing
Merritt Community Capital Corporation
Mid-Peninsula Housing Coalition
Northern California Community Loan Fund
Northern California Loan Fund
NPH
Pinn Brothers
Pulte Homes
Rental Housing Owners Association
Resources for Community Development
Satellite Housing, Inc.
Senior Support Services
Signature Properties
Standard Pacific Homes
Sun Valley Land Development
The DeSilva Group
The Hanover Company
The John Stewart Company
Toll Brothers
Triad Isartners, Inc.
Tri-City Homeless Coalition
Tri-Valley Haven
Tri-Valley Housing Opportunity Center
Tri-Valley Interfaith Poverty Forum
Windstar Communities
Xenergy
No comments from the general public were received during the Housing Committee meetings.
Appendix A-3
City of Dublin
Housing Element (2009-2014)
3. Public Hearings
A representative from the Alameda County Child Care Planning Council and a representative from
Child Care Links attended the Planning Commission meeting on May 12, 2009 and. spoke on the need
to emphasize housing coordinated with child care services. The Dublin Housing Element contains
Policy D.2 to promote housing along with supportive services -for households and persons with
special needs. Supportive services include child care services.
Appendix A-4
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City of Dublin
Housing Element (2009-2014)
Appendix C: Technical Background Report
1. Housing Needs Assessment
The Housing Needs Assessment begins with a brief history of Dublin, which is intended to provide
community context and a foundation for the analysis of demographic and housing stock
characteristics aswell asvarious constraints to the provision of housing during the 2009-2014
Housing Element Cycle. 'The needs assessment identifies special housing needs among certain
population groups, evaluates housing conditions, and provides other important information to support
the goals, policies, and programs of the Housing Element to meet the needs of current and future
Dublin residents.
Brief History of Dublin
Dublin has long been known as the "crossroads" of the Bay Areal The City now sits at the
crossroads of two major highways: Interstate 580 and Interstate-680. However, the significance of
the "crossroads" dates back almost two hundred years when Dublin was the junction of two important
stage routes -one from the Bay Area to Stockton and the other from Martinez to San Jose. The
Alamilla Spring, located in the Dublin area, provided a place for travelers to change horses and
freshen up before continuing their journey.
Development of the Dublin area began in approximately 1822. Jose Maria Amador had been paid in
land for his years of service as a Mexican soldier and as administrator of Mission San Jose. He
received a land grant of 16,517 acres in the Amador- Livermore Valley and built several adobe homes
and many small buildings used as shops. In 1852 Michael Murray and Jeremiah Fallon came to the
area from Ireland and purchased 1,000 acres from Jose Amador. Shortly thereafter, the area began to
grow; Alameda County was created from parts of Contra Costa and Santa Clara counties in 1853.
Both Murray and Fallon served on the Alameda County Board of Supervisors. Townships were
established the next year and Murray's name was chosen for the Dublin area.
By 1877 the first schoolhouse in the Amador-Livermore Valley, along with a church, two hotels,
Green's Store, a wagon and blacksmith shop, and a shoemaker's shop were constructed in Dublin.
Mail was delivered to the Dougherty Station Hotel; thus, the area became known as Dougherty's
Station. Dougherty Station grew slowly during the first half of the 20~' Century with the first housing
tracts built in the Dublin area in 1960, transforming the formerly rural community into a suburb.
Dublin grew steadily from the early 1960s as both a residential and retail center and incorporated in
1982.
1 Much of the historical information is derived from Virginia Bennett's book, "Dublin Reflections and Bits of Valley
History" (1991). Copies of this book and other historical information can be found at the Dublin Library.
Appendix C-1
City of Dublin
Housing Element (2009-2014)
A. Poaulation Characteristics and Trends
The following. section describes and analyzes the various population characteristics and trends in
Dublin that affect housing needs.
Population Growth
Dublin's population increased 29 percent between 1990 and 2000 Table C-1) and expanded another
57 percent between 2000 and 2008 to 46,934 persons. Dublin's population growth rate has outpaced
the County's growth rate since 1990 and the increase since 2000 as a percentage of population was
much larger than the proportional increase observed in nearby jurisdictions such as Livermore,
Pleasanton, and San Ramon.
The Association of Bay Area Governments (ABAG) projects continued population growth in Dublin
and surrounding communities through 2020. Most of the projected population growth in Alameda
County is expected to occur through annexation and development of city spheres of influence and
areas around unincorporated communities such as Castro Valley.
Table C-1: Population Growth
Po ulation % Chan e
Jurisdiction 1990 2000
. 2008 2020 1940-
2000 2000-
2008 2008-
2020
Castro Valley 48,619 57,292 N/A 62,400 18% N/A N/A
Dublin 23,229 29,973 46,934 62,700 29% 57% 33%
Livermore 56,741 73,345 83,604 100,900 29% 14% 21%
Pleasanton 50,553 63,654 69,388 81,200 16% 9% 17%
San Ramon 35,303 44,722 59,002 70,900 27% 32% 20%
Alameda County 1,279,182 1,443,741 1,543,000 1,700,700 13% 7% 10%
Source: Census, 1990 & 2000; California Department of Finance, 2008;
Association of Bay Area Governments -Projections, 2007.
Note: California Department of Finance data not available for the unincorporated community of Cashro Valley.
Age Composition
A population's age characteristics are also an important factor in evaluating housing and community
development needs and determining the direction of future housing development. Typically, distinct
lifestyles, family types and sizes, incomes, and housing preferences accompany different age groups.
As people move through each stage of life, housing needs and preferences change. For example,
young householders without children usually have different housing preferences than middle-age
householders with children or senior householders living alone.
Dublin's population is, as measured by the median age of its residents, slightly younger than in
neighboring communities and the CounTy as a whole. In 2000, Dublin's median age was 34.3 years,
while the County's median age was 34.5. The proportion of Dublin residents younger than 18 (21
percent) and over 65 (5 percent) shifted minimally since 1990 and was the lowest among its
neighbors in 2000, suggesting that a relatively higher proportion of Dublin's population is of
workforce age Table C-2).
Appendix C-2
Ciry of Dublin
Housing Element (2009-2014)
Table C-2: Age Characteristics
Under 1 8 years Over 65 years Median Age
Jurisdiction
1990
2000
1990
2000 2000
Castro Valley 22% 24% 15% 15% 39.4
Dublin 23% 21% 3% 5% 34.3
Livermore 27% 28% 7% 8% 35.0
Pleasanton 26% 28% 5% 8% 36.9
San Ramon 27% 26% 4% 6% 36.5
Alameda County 24% 25% 11% 10% 34.5
Source: Census, 1990 & 2000.
The most apparent shift in age distribution from 1990 to 2000 was among working age residents
(Figure C-1). While the proportion of 18 to 24 year olds and 25 to 44 year olds dropped (nine
percentage points and two percentage points, respectively), the proportion of 45 to 64 year olds
increased by five percentage points. Dublin's shift in age distribution may be the result of younger
residents choosing to live in other communities or it may be an indication that home and rental prices
are outpacing the affordable price range for the 18 to 44 year old demographic.
Figure C-1: Age Distribution, 1990-2000
50%
45%
40% -
35
30%
25%
20%
15%
10% -
5% - _
under5 5 to 17 18 to 24 25 to 44 45 to 64 ~~'I 65 and up
1®11990 7% 15% 12% 46% 16% 3%
2000 6% 21% 3% 44% 21% 5%
Source: Census, 1990 & 2000.
Appendix C-3
City of Dublin
Housing Element (2009-2014)
Race and Ethnicity
Household characteristics, income levels, and cultural backgrounds tend to vary by race and ethnicity,
often affecting housing needs and preferences. Studies have suggested that different racial and ethnic
groups also differ in their attitudes toward and/or tolerance for "housing problems" as defined by the
federal Department of Housing and Urban Development (HUD), including overcrowding and housing
cost burden.2 According to these studies, perceptions regarding housing density and overcrowding
tend to vary between racial and ethnic groups. Especially within cultures that prefer to live with
extended family members, household size and overcrowding also tend to increase. In general,
Hispanic and Asian households exhibit a greater propensity than the White households for living in
extended families.
As of 2000, approximately 62 percent of Dublin residents were White/Caucasian, 14 percent
Hispanic/Latino, 10 percent Black/African-American, 10 percent Asian/Pacific Islander, and four
percent were identified as belonging to two or more or other races (Figure C-2). Notable shifts in the
racial and ethnic composition of the City between 1990 and 2000 include the four-percent increase in
the proportion of Hispanic/Latino and Asian/Pacific Islander residents and. the overall drop in the
proportion of White residents.. The 2000 Census allowed respondents to classify themselves as
belonging to "Two or More" races for the first time. This change in methodology may explain most
of the increase among residents who classified themselves as belonging to "Other" races.
Figure C-2: Race and Ethnicity, 7990-2000
80%
70%
60%
50%
40%
30%
20%
10%
0%
_
White/
Caucasian
_
Hispanic/
Latino
__
Black/African
American
sian/Pacific Other
Islander
^ 1990 72% 10% 11% 6% 1%
2000 62% 14% 10% 10% 4%
Source: Census, 1990 & 2000.
2 Studies include the following: "The Determinants of Household Overcrowding and the Role of Immigration in
Southern California" by S.Y. Choi (1993); "The Changing Problem of Overcrowding" by D. Myers, William Baer, and
S.Y. Choi (1996); and "Immigration Cohorts and Residential Overcrowding in Southern California" by D. Myers and
S.W. Lee (1996).
Appendix C-4
City of Dublin
Housing Element (2009-2014)
Dublin's population is more diverse when compared to nearby jurisdictions, but not as diverse as
Alameda County overall Table C-3 . Approximately 38 percent of Dublin's population was non-
white in 2000, compared to 35 percent of Castro Valley residents, 25 percent of Livermore residents,
24 percent of Pleasanton residents, 28 percent of San Ramon residents, and 60 percent of Alameda
County residents.
Table C-3: Race/Ethnicity 2000
Jurisdiction White/
Caucasian Hispanic/
Latino Black/
African
American Asian/
Pacific
Islander
Other
Castro Valley 65% 12% 5% 14% 4%
Dublin 62% 14% 10% 10% 4%
Livermore 74% 14% 1% 6% 4%
Pleasanton 76% 8% 1% 12% 3%
San Ramon 72% 7% 2% 15% 4%
Alameda County 41% 19% 15% 21% 5%
Source: Census, 2000.
B. Emaloyment Profile
An assessment of community needs must consider the occupational profile of City residents. Incomes
associated with different jobs and the number of workers in a household determines the type and size
of housing a household can afford. In some cases, the types of jobs held by residents can affect
housing needs and demand (such as in communities with military installations, college campuses, and
seasonal agriculture).
Occupation and Labor Participation
The Census provides information about employment, specifically the number of City residents by
occupation, who are employed by businesses either outside or within their community. As of 2000,
ManageriaUProfessional and Sales/Office occupations were the two largest occupational categories
for City residents (Table C-4). These categories- accounted for 76 percent of occupations held by
Dublin residents. Similarly, these occupations comprised 68 percent of jobs held by Alameda County
residents.
Table C-4: Employment Profile
Occupations of Residents Du blin Alameda County
Management/Professional 6,759 47% 293,312 42%
Sales/ Office .4,156 29% 182,205 26%
Service 1,521 11% 82,773 12%
Construction/MaintenanceBxtraction/Repair 1,044 7% 51,816 8%
Transportation/Production/Material Moving 988 7% 81,662 12%
Farming/Forestry/Fishing 8 <1% 1,065 <1%
Total 14,476 100% 692,833 100%
Source: Census, 2000.
Appendix C-5
City of Dublin
Housing Element (2009-2014)
Employment growth typically leads to strong housing demand, while the reverse is true when
employment contracts. The City adopted a Commercial Linkage Fee in 2005. T'he Commercial
Linkage Fee is collected and deposited into the Inclusionary Zoning In-lieu Fee fund for the funding
of affordable housing programs. A total of $344,401 had been collected through December 2007.
The City will continue to implement its Commercial Linkage Fee program as a means of generating
revenue to increase the supply of affordable housing in Dublin.
Income by Occupation
Management occupations were the highest paid occupations in the Alameda region in the first quarter
of 2007, while food preparation, service-related, and sales occupations were among the lowest paid
occupations (Table C-5). In 2000, a larger proportion of Dublin residents were employed in
occupations with higher yearly average salaries when compared to employed residents of the County.
This pattern explains the City's higher median income compared to the County (see Figure C-4 later).
Table C-5: Average Salary by Occupation, Alameda County MSA - 2008
Occupations. Average Salary
Management $114,436
Legal $103,183
Healthcare Practitioners and Technical $87,985
Computer and Mathematical $85,935
Architecture and Engineering $83,555
Life, Physical and Social Science $74,900
Business and Financial Operations $72,468
Construction and Extraction $56,251
Arts, Design, Entertainment, Sports and Media $56,155
Education, Training and Library $55,560
Protective Services $53,417
All Occupations $52,438
Community and Social Service $52,258
Installation, Maintenance and Repair $52,098
Sales $42,312
Office and Administrative Support $39,238
Transportation and Material Moving $37,280
Production $36,206
Healthcare Support $32,708
Personal Care and Service $29,819
Buildings and Grounds Cleaning and Maintenance $29,696
Farming, Fishing and Forestry $25,194
Food Preparation and Serving Related $21,478
Source: State Employment Development Department, 2008.
Appendix C-6
City of Dublin
Housing. Element (2009-2014)
C. Household Characteristics
The Census defines a household as all persons who occupy a housing unit. This definition includes
single persons living alone, families related through marriage or .blood, and unrelated individuals
living together. Persons living in retirement or convalescent homes, dormitories, or other group
living situations are not considered households. Information on household characteristics is important
to understand the growth and changing needs of a community. _
Household Type
According to the Census, 9,325 households lived in Dublin in 2000. Of these households, 21 percent
were single-person households, and households headed by seniors (65+) comprised 8 percent Table
C-6 of the total households. Dublin's household characteristics were in many ways similar to
characteristics of households living in nearby jurisdictions in 2000. One notable exception is senior-
headed households, which represented a lower proportion of City households than observed
throughout the County.
Table C-6: Household Characteristics
Jurisdiction _ Single-
Person
Households Senior-
Headed
Households Families
with
Children Single-
Parent
Households Large
Households
Castro Valley 23% 23% 35% 9% 9%
Dublin 21% 8% 37% 8% 12%
Livermore 19% 13% 42% 9% 10%
Pleasanton 19% 13% 42% 7% 12%
San Ramon 21% 9% 39% 6% 9%
Alameda County 26% 17% 36% 11% 13%
Source: Census, 2000.
Different household types generally have different housing needs. Seniors or young adults typically
comprise the majority of the single-person households and tend to reside in apartment units,
condominiums, or smaller single-family homes. Families often prefer single-family homes. Dublin's
housing stock provides a range of unit types to meet the needs of its residents. Roughly, 59 percent of
the City's housing stock is comprised of detached single-family units, while approximately 28 percent
of the units consist ofmulti-family units such as apartments and condominiums.
Household Size
Household size identifies sources of population growth and household overcrowding. A city's
average household size will increase over time if there is a trend towazds larger families. In
communities where the population is aging, the average household size may decline. Dublin's
average household size in 2000 (2.65) was lower than the County average household size (2.71) and
neighboring cities of Livermore (2.80) and Pleasanton (2.72), but higher than nearby Castro Valley
(2.58) and San Ramon (2.63) (Figure C-3). The California Department of Finance reported that
Dublin's average household size increased slightly since the 2000 Census, with an average of 2.69
Appendix C-7
City of Dublin
Housing Element (2009-2014)
persons per household as of January 1, 2008. ABAG projects that the 2008 household size will hold
relatively constant through 2020 s
Household Income
Table C-T: Household Income Distribution
Household income is an important
consideration when evaluating housing and
community development needs because lower
income typically constrains a household's
ability to secure adequate housing or services.
While housing choices, such as tenure (owning
versus renting) and location of residences, are
very much income-dependent, household size
and type often affect the proportion of income
that can be spent on housing.
According to the 2000 Census, three percent of
Dublin households had incomes lower than
Household Income Dublin County
Less than $15,000 3% 12%
$15,000 - $24,999 5% 9%
$25,000 - $34,999 6% 9%
$35,000 - $49,999 11% 14%
$50,000 - $74,999 23% 20%
$75,000 - $99,999 19% 13%
$100,000 - $149,999 22% 14%
$150,000 or more 11% 9%
Total 100% 100%
$15,000 in 1999, while five percent of Source: Census, 2000.
households earned incomes between $15,000
s Association of Bay Area Governments -Projections, 2007.
Appendix C-8
Finu-n C-3e Avnr~nn 41nu~ehnld Ci~sn _ 9f1Af1
City of Dublin
Housing Element (2009-2014)
and $24,999 Table C-7). Approximately 17 percent of City households earned incomes between
$25,000 and $49,999, while roughly 42 percent had incomes between $50,000 and $99,999. More
than 33 percent of Dublin households earned $100,000 or more. Proportionally, Dublin households
earned higher incomes when compared to households countywide. The Census estimated that the
median household income in Dublin was $77,283 in 1999, while the median income for the County
was an estimated $55,946 (Figure C-4).
Source: Census, 2000.
The State and Federal government classify household income into several groupings based upon the
relationship to the County Area Meflian Income (AMI), adjusted for household size. In 2000,
approximately 81 percent of Dublin households earned moderate or above moderate incomes, while
19 percent of households earned lower incomes Table C-8 .4
Table C-8: Households by Income Category - 2000
Income Category (% of County AMI) Households Percent
Extremely Low (30% or less) 321 4%
Very Low (31 to 50%) 588 6%
Low (51 to 80%) 820 9%
Moderate or Above (over 80%) 7,550 81%
Total 9,279 100%
Source: Department of Housing and Urban Development (HUD), Comprehensive Housing
Affordability Strategy (CHAS), 2000.
Data was obtained from the Comprehensive Housing Affordability Strategy (CHAS) prepared for HUD by the Census
Bureau using 2000 Census data
Appendix C-9
Figure C-4: Median Household Income - 2000
City of Dublin
Housing Element (2009-2014)
Overcrowding
An overcrowded housing unit is defined as a unit occupied by more than one person per room.5
Overcrowding can result when there are not enough adequately sized units within a community, when
high housing costs relative to income force too many individuals to share a housing unit than it can
adequately accommodate, and/or when families reside in smaller units than they need to devote
income to other necessities, such as food and health care. Overcrowding also, tends to accelerate
deterioration of housing. Therefore, maintaining a reasonable level of occupancy and alleviating
overcrowding are important City goals to enhance quality of life for residents and aesthetic quality of
neighborhoods.
Whereas 12 percent of County households experienced overcrowded living conditions in 2000,
overcrowding only affected five percent of Dublin households. The incidence of overcrowding was
highest among renter-households with nine percent affected compared to three percent of owner-
households. This pattern often suggests an inadequate supply of larger rental units. While 65 percent
of occupied housing units in the City had more than three bedrooms (the minimum size considered
large enough to avoid most overcrowding issues for large households), only 16 percent of these units
were occupied by renters.
Although a portion of overcrowding problems is likely attributable to a lack of larger housing units
available for rent, the incidence of overcrowding is also influenced by another housing problem,
overpayment, as families faced with paying a high proportion of income on housing costs tend to take
on additional roommates share the cost burden or to reside in smaller units to save on costs.
Overpayment
State and federal standards for housing overpayment (cost burden) are based on anincome-to-housing
cost ratio of 30 percent and above. Households paying more than 30 percent of their income on
housing have limited remaining income for other necessities. Above moderate income households
generally are capable of paying a larger proportion of income for housing; therefore, estimates of
housing overpayment generally focus on lower and moderate income households. In 2000, 35
percent of all Dublin. households overpaid for housing and overpayment affected owners. and renters
in roughly equal proportions (33 percent versus 36 percent, respectively). However, the majority of
the overpayment was concentrated among households at the lower income ranges (below $50,000).
Overpayment affected a larger proportion of ,households .earning less than $50,000 than other
households, regardless of tenure. For households earning between $50,000 and $75,000,
overpayment affected a larger percentage of homeowners than renters, which indicates that rental
housing in Dublin was more affordable to moderate income households than the ownership housing
stock (Figure C-5).
s Based on the Census Bureau's definition of "room," which excludes bathrooms, porches, balconies, foyers, halls, or
half-rooms. See 2000 Census Long Form, question #37.
Appendix C-10
City of Dublin
Housing Element (2009-2014)
Figure C-5: Overpayment by Household Income
90%
-
80% -
70%
60%
50%
40% -~
30%
20%
10% _
0% _ _ _ ~ _
<$20,000 $20,000 to
$34,999 $35 000 to
$49,999 $50 000 to
$74,999 >$75,000
Renter 81% 84% 75% 27% 1%
Owner 80% 65% 66% 54% 15%
Source: Census, 2000.
D. Special Needs Poaulations
Certain segments of the population may have more. difficulty in finding decent, affordable housing
due to their special needs. Special circumstances may be related to one's employment and income,
family characteristics, disability, and household characteristics, among other factors. Consequently,
some Dublin residents may experience a higher prevalence of housing overpayment, overcrowding,
or other housing problems than other community members.
"Special needs" groups include the following: senior households, single-parent households, large
households, persons with disabilities, agricultural workers, military personnel, and homeless Table
C-9,. This section provides a detailed discussion of the housing needs facing each particular group as
well as programs and servicesavailable to address their housing needs.
Appendix C-11
Ciry of Dublin
Housing Element (2009-2014)
Table C-9: Special Needs Groups
Dublin Alameda County
Special Needs Group
#
%
#
Senior-Headed Households (Age 65+) 795 9% 90,904 17%
Single-Parent Households 768 8% 58,192 11%
Large Households 931 10% 67,052 13%
Persons with Disabilities (Age 5+) 2,926 13% 248,558 19%
Homeless 39 <1% 6,215 <1%
Agricultural Workers 8 <1% 1,065 <1%
Military Personnel 77 <1% 1,361 <1%
Source: Census, 2000; and Alameda Countywide Homeless Continuum of Care Council, 2009.
Notes: Data derived from Census 2000 reported as percent of households or population in 2000.
Senior-Headed Households
The population over 65 years of age is considered senior and has four main concerns: limited and
often fixed income; poor health and associated high health care costs; mobility limitation and transit
dependency; and high housing costs. In 2000, seniors comprised nine percent of Dublin residents and
three percent of Dublin households were headed by seniors. Of the senior-headed households, the
majority (77 percent) owned their homes, while the remainder (23 percent) rented. Approximately 35
percent of the senior-headed households overpaid for housing. Specifically, 23 percent of senior
homeowners overpaid, while 76 percent of senior renters overpaid.
Aside from overpayment problems faced by seniors due to their relatively fixed incomes, many
seniors are faced with various disabilities. Roughly, 38 percent of Dublin's senior population was
listed as having one or more disabilities in 2000 by the Census. Among these disabilities, the most
common were physical and other disabilities that limited their ability to go outside the home.
The City expedited project review and provided funding assistance to a 322-unit senior apartment
project known as Pine Groves/Cedar Groves in 2006. The project is restricted to seniors aged 55
years and over and includes 292 below market rent units. The City also assisted the development of
Wicklow Square, a 54-unit senior complex completed in 2005. All units at this development are
affordable to seniors over 62 years of age at very low and extremely low incomes. The City provided
a low-interest loan and a 99-year ground lease for $1 per year on the City-owned property for the
development of Wicklow Square.
A significant and recent accomplishment of th
Ordinance in 2007, which requires developers
residential developments.
e City is the adoption of the Universal. Design
to meet certain Universal Design standards in
Single-Parent Households
Single-parent households require special consideration and assistance because of their greater need
for day care, health care, and other facilities. Female-headed households with children in particular
tend to have lower incomes, thus limiting housing availability for this group.
Approximately eight percent of Dublin households were headed by single parents in 2000; the large
majority of which were headed by females (66 percent). According to the 2000 Census, eight percent
Appendix C-12
City of Dublin
Housing Element (2009-2014)
of single-parent households in Dublin had incomes below the poverty level; more than 72 percent of
these households were headed by women. While the City has no specific program targeted to assist
single-parent households, the City's efforts in expanding affordable housing opportunities will help
meet the needs ofsingle-parent households.
Large Households
Large households (with five or more members) are identified as a group with special housing needs
based on the limited availability of adequately sized, affordable housing units. Large households with
lower incomes frequently occupy smaller and more affordable dwelling units to offset potential cost
burden, which in turn can accelerate unit deterioration.
Approximately 10 percent of Dublin households could be classified as large households in 2000.
About a quarter (24 percent) of these households rented the units they occupied. Although the
housing needs of large households can usually be met through larger units, availability of adequately
sized and affordable rental units may be limited. For example, approximately 65 percent of occupied
housing units in the City had more than three bedrooms (adequate size for larger households) in 2000;
however, only a small portion of these units (16 percent) were occupied by renters.
Through the City's Inclusionary Zoning and Commercial Linkage Fee programs, the City is able to
provide affordable housing opportunities to lower and moderate income households. Such efforts
help reduce overcrowding and overpayment among lower and moderate income households, and. help
reduce the number of large households formed by families or individuals sharing housing
arrangements.
Persons with Disabilities
Disability is a physical or mental condition that substantially limits one or more major life activities.
Physical disabilities can hinder access to housing units of conventional design, as well as limit the
ability to earn incomes sufficient to avoid housing cost burden. The Census defines six types of
disabilities: sensory, physical, mental, self-care, go-outside-home, and employment. Sensory and
physical disabilities are considered "long-lasting conditions." Mental, self-care, go-outside-home,
and employment disabilities are conditions lasting six months or more that makes it difficult to
perform certain activities. Amore detailed description of each disability is provided below:
• Sensory: Refers to blindness, deafness, or severe vision or hearing impairment.
• Physical: Refers to a condition that substantially limits one or more basic physical activities,
such as walking, climbing stairs, reaching, lifting, or carrying.
• Mental: Refers to a mental condition lasting more than six months that impairs learning,
remembering, or concentrating.
• Self-care: Refers to a condition that restricts ability to dress, bathe, or get around inside the
home.
• Go-outside-home: Refers to a condition that restricts ability to go outside the home alone to
shop or visit a doctor's office.
• Employment: Refers to a condition that restricts ability to work at a job or business.
The Census estimates that 13 percent of Dublin residents over five years of age had a disability in
2000. The Census tallied the number. of disabilities by type for residents with one or more
disabilities; a person may have more than one disability.. Among the disabilities tallied, eight percent
were sensory disabilities, 21 percent were physical disabilities, 13 percent were mental disabilities,
Appendix C-13
City of Dublin
Housing Element (2009-2014)
six percent were self-care disabilities, 21 percent were disabilities that limited the ability to go outside
the home, and 31 percent were employment disabilities (Table C-10).
Table C-10: Disability Status
Disabilities Tallied
Disability by Age and Type 5 to 15
ears 16 to 64
ears 65 years
and over Total
5+ ears o
Total (/o)
Sensory disability 9 262 115 386 8%
Physical disability 29 560 387 976 21%
Mental disability 146 337 128 611 13%
Self-care disability 29 186 79 294 6%
Go-outside-home disability' -- 795 228 1,023 21%
Employment disabilityz -- 1,486 -- 1,486 31%
Overall 213 3,626 937 4,776 100%
Source: Census, 2000.
Notes:
1. Tallied only for persons 16 years and over.
2. Tallied only for persons 16 years to 64 years.
Four factors -affordability, design, location and discrimination -can limit the supply of housing
available to households of persons with disabilities. The most obvious housing need for persons with
disabilities is housing that is or can be adapted to their needs. Most single-family homes are
inaccessible to people with mobility and sensory limitations. Housing may not be adaptable to
widened doorways and hallways, access ramps, larger bathrooms, lowered countertops and other
features necessary for accessibility. The cost of retrofitting a home often makes homeownership cost-
prohibitive, even for individuals or families who could otherwise afford a home. Furthermore, some
providers of basic homebuying services do not have offices or materials that are accessible to people
with mobility, visual or hearing impairments.
Services for persons with disabilities aze typically provided by both public and private agencies.
State and Federal legislation regulate the accessibility and adaptability of new or rehabilitated multi-
family apartment complexes to ensure accommodation for individuals with limited physical mobility.
In 2007, the City adopted a Universal Design Ordinance that requires new single-family home
developers to install base Universal Design features in all single-family developments of 20 or more
homes. The City will continue to enforce the provisions of this ordinance.
Homeless
The Alameda Countywide Homeless Continuum of Care Council (HCCC) relies on a "community-
defined" definition of homeless; one that includes the HUD-defined chronic homeless population as a
subset of the County's overall homeless population. Community-defined homelessness includes
people staying in emergency shelters or transitional housing, living on the street or in a caz, and
people who will lose their housing within a month and have nowhere to go.
Assessing a region's homeless population is difficult because of the transient nature of the population.
As many as 16,000 people are estimated to be homeless during the course of a year in Alameda
County, and more than 5,000 aze homeless on any given night. The Alameda Countywide HCCC
Appendix C-14
City of Dublin
Housing Element (2009-2014)
updated a 2004 survey of the County's homeless population in 2009.6 The survey found 6,215 people
were homeless.
Nearly half of the County's homeless population at the point of the survey was in Oakland, while 20
percent were in South and East County, 13 percent in Berkeley, and 17 percent in other Mid- and
North County locations. South and East County includes the cities of Dublin, Fremont, Livermore,
'Pleasanton, Newark, and Union City. Generally, the homeless population in Oakland and Berkeley
includes more single adults and people with disabilities, while South, East, Mid-, and North County
have higher proportions of homeless families with children. According to this study, Dublin has an
estimated homeless population of 39 persons.
Based on informal interviews with patrol personnel and arrest statistics, the Police estimates that the
City has temporary transient homeless persons due to the location of Santa Rita Jail and its location at
the end of the BART line. About five to six individuals have been observed near the BART Station
in the morning; they ride the rails for shelter during the day. ,
Emergency, transitional, and permanent supportive housing is available in Alameda County for
people who are homeless, living with HIV/AIDS, and/or mentally ill. Unlike affordable housing in
general, housing that is dedicated to one of these populations typically connects with services. The
service connection may range from a service coordinator, who can make referrals to services off-site,
up to more intensive on-site services. The following provides an overview of Countywide housing
resources available to serve the County's homeless population:
• Emergency Shelters: An emergency shelter provides overnight shelter and fulfills a client's
basic needs (i.e. food, clothing, and medical care) either on site or through off-site services.
The permitted length of stay can vary from one day at a time to three months. Approximately
747 emergency shelter beds for single individuals and 73 emergency shelter units for families
that can accommodate 485 people in families are available throughout the County.
• Transitional Housing: This type of facility provides housing for up to two years. Residents
of transitional housing are usually connected to supportive services designed to assist the
homeless in achieving greater economic independence and a permanent, stable living
situation. The countywide inventory of transitional housing includes 543 beds for single
individuals and 326 units for families that can accommodate 1,077 people in families.
Supportive Housing: Permanent supportive housing is service-enriched and linked with on-
going supportive services (on-site or off-site) allowing formerly homeless clients to live at the
facility on an indefinite basis. Support services can encompass a wide range of activities,
such as case management, service coordination (assessing needs and coordinating services),
health and mental health care, substance abuse treatment, employment counseling and
training, and money management. Services are usually tailored to the needs of the housed
individuals, and may be delivered on-site or through linkages to community-based agencies.
An estimated 1,369 permanent supportive housing beds or units for single individuals plus
650 beds for individuals in Board and Care homes and 10 beds in a residential care facility
are located throughout the County. 'The permanent supportive housing inventory for families
includes 358 permanent housing units that can accommodate 1,022 people in families.
6 Alameda Countywide Homeless Continuum of Care Council, "Alameda Countywide Homeless and Special Needs
Housing Plan", Mav 2009.
Appendix C-15
City of Dublin
Housing Element (2009-2014)
Homelessness is a regional issue that requires the coordination among regional agencies. "Everyone
Home" is Alameda County's road map for ending homelessness. It represents an opportunity to
participate in a model of long-term solutions and innovative countywide strategies. Emphasizing a
coordinated, efficient regional response to a regional problem will make the best use of the county's
resources while building capacity to attract funding from federal, state and philanthropic sources.
Everyone Home envisions the creation of ahousing-and-services system that partners with
consumers, families and advocates; provides appropriate services in a timely fashion to all in need;
and ensures that individuals and families are safely, supportively and permanently housed. The City
adopted Everyone Home in August 2008.
The City will continue to support the Alameda County HCCC and agencies and organizations that
address the problem of homelessness throughout the region. Dublin provided funding to the Alameda
Countywide HCCC for development of a Homeless Management Information System (HMIS). The
HMIS is intended to collect and report information about the homeless population and its patterns of
service utilization. The City also provides Community Development Block Grant (CDBG) funds to
the Tri-Valley Haven to assist a domestic violence shelter (Shiloh) and a homeless shelter (Sojourner
House), both located in Livermore.
The City will continue to analyze and address impediments to the provision of housing for the
homeless and near homeless by facilitating and encouraging the development of affordable housing
and facilities for the homeless, including emergency shelters, transitional housing, single room
occupancy units, and permanent supportive housing. The Zoning Ordinance will be amended to
address recent changes to State law regarding these housing options (SB 2 enacted in 2007).
Agricultural Workers
Agricultural workers are traditionally defined as persons whose primary incomes are earned through
permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing
plants, or support activities on a generally year-round basis. When workload increases during harvest
periods, the -labor force is supplemented by seasonal labor, often supplied by a labor contractor. For
some crops, farms may employ migrant workers, defined as those whose travel distance to work
prevents them from returning to their primary residence every evening. Determining the true size of
the agricultural labor force is problematic. For instance, government agencies that track. farm labor
do not consistently define farm-workers (e.g. field laborers versus workers in processing plants),
length of employment (e.g. permanent or seasonal), or place of work (e.g. the location of the business
or field). Further limiting the ability to ascertain the number of agricultural workers within Dublin is
the limited data available on the City due to its relatively small size. Therefore, the 2000 Census is
the sole source of information that can be referenced. According to the 2000 Census, only eight
Dublin residents and less than one percent of Alameda County residents were employed in farming,
forestry, or fishing occupations.
Dublin is an urbanized community with no undeveloped parcels zoned for agricultural use. Because a
negligible portion of community residents are employed in farming, fishing, and forestry occupations
and there is little potential for this occupational category to expand within Dublin, no housing
programs or policies are needed to address the needs of farm-workers.
Appendix C-16
City of Dublin
Housing Element (2009-2014)
Military Personnel
The Camp Parks Reserve Forces Training Area is located in Dublin. Camp Parks supports some
20;000 northern California Army Reserve and California National Guard Soldiers from an estimated
250 reserve component units. Many of these units train at Camp Parks for two weeks each summer.
Because most of the military personnel that use Camp Parks are reservists, few live in Dublin.
Recently, the military constructed 114 homes on the base for military personnel. As of 2000, only 77
Dublin residents (0.3 percent) served in the Armed Forces full-time. Therefore, no housing programs
or policies are needed to address the needs of military personnel.
E. Housin4 Stock Characteristics
The characteristics of the housing stock, including growth, type, age and condition, tenure, vacancy
rates, costs, and affordability are important in determining the housing needs for the community.
This section details Dublin's housing stock characteristics in an attempt to identify how well the
current housing stock meets the needs of current and future residents of the City.
Housing Unit Growth and Type
Dublin has experienced relatively strong housing growth since 1990. The City's housing stock grew
from 6,992 units in 1990 to an estimated 16,029 units as of January 2008, or approximately 113
percent (Table C-11). The rate of housing growth in Dublin since 1990 outpaced growth observed in
nearby communities and was substantially higher than countywide growth.
Table C-7 7: Housing .Stock Growth
Jurisdiction # of Units in
1990 # of Units in
2000 # of Units in
2008 % Increase
1990-2000 % Increase
2000-08
Castro Valley 19,682 22,003 N/A 12% NIA
Dublin 6,992 9,872 16,029 41% 62%
Livermore 21,489 26,610 29,955 24% 13%
Pleasanton 19,356 23,968 25,822 24% 8%
San Ramon 13,531 17,552 23,559 30% 34%
Alameda County 504,109 540,183 570,619 7% 5%
Source: Census 1990 & 2000; and California Department of Finance, 2008.
Note: California Department of Finance data not available for the unincorporated community of Castro Valley.
Dublin maintains a diverse housing stock. In 2008, single-family homes comprised 59 percent of the
housing stock, while multi-family units comprised 41 percent, and less than one percent of the
housing stock consisted of mobile homes'(Table C-12). Compared to the County, Dublin's housing
stock has a larger proportion ofmulti-family structures with five or more units.
Appendix C-17
City of Dublin
Housing Element (2009-2014)
Table C-12: Housing Stock Composition: 2008
H
i
T Du blin County
ous
ng
ype
# of Units
% of Total
# of Units
% of Total
Single-Family Detached 8,138 51% 303,613 53%
Single-Family Attached .1,304 8% 39,742 7%
Multifamily 2-4 Units 462 3% 62,584 11%
Multifamily 5+ Units 6,097 38% 157,025 27%
Mobile Homes/Other 28 <1% 7,655 1%
Total Units 16,029 100% 570,619 100%
Source: Calitomia Department of Finance, 2008.
Housing Age and Condition
Housing that is 30 years or older is assumed to require some rehabilitation. Electrical capacity,
kitchen features, and roofs usually need updating if no prior replacement work has occurred.
Dublin's housing stock is younger than the County's overall; 27 percent of the City's housing stock
was constructed prior to 1980, while 74 percent of the County's housing stock will be more than 30
years old within the planning period of this Housing Element (Fi urg e C=6 ).
Figure C-6: Year Structure Built
45%
40%
35%
30%
25%
20%
15% -
10
5% -
0% _ _ __ _ _.._
Pre 1939 1940 to
1959 1960 to
1969 1970 to
1979 1980 to
1989 1990 to
3/2000 3/2000 to
1/2008
^ Dublin 1% 2% 18% 6% 15% 20% 38%
Alameda County 18.7% 24.4% 15.9% 15.3% 11.2% 9.2% 5.3%
Source: Census, 2000; and California Department of Finance, 2008.
Therefore, approximately one in four Dublin housing units will be of sufficient age to be susceptible
to deterioration, and may require maintenance or rehabilitation within the Housing Element planning
period. However, the actual proportion of Dublin housing units in need of rehabilitation or
replacement is likely much lower as high property values in Dublin, even for older homes, creates a
market incentive for most property owners to diligently maintain their dwelling units. For these
reasons, the City estimates that less than three percent of the housing stock (<447 units) is need of
rehabilitation and less than one percent is in need of replacement (<149 units). Even this estimate
Appendix C-18
City of Dublin
Housing Element (2009-2014)
may be high as substandard housing, paint, or pest control issues led to only eight code enforcement
inspections of the 1,703 residential inspections conducted since 2003.
The Alameda County Community Development Agency administers a Minor and Major Home
Improvement Program for the City of Dublin. The Low-interest loans up to $1,500 are available to
lower income households through the Minor Home Improvement Program. The Major Home
Improvement Program makes available loans up to $60,000 at a three percent annual percentage rate
for qualified lower income households. Since 2003, on behalf of .the City, Alameda County
administered Community Development Block Grant (CDBG) funds and provided 22 minor home
repairs and 3 paint grants in Dublin. The City will continue to support the Alameda County
Community Development Agency to implement the Minor and Major Home Improvement Program.
Housing Tenure
The tenure distribution of a community's housing stock
(owner-occupied versus renter-occupied) influences
several aspects of the local housing market. Residential
stability is influenced by tenure, with ownership
housing evidencing a much lower turnover rate than
rental housing. Housing overpayment, while faced by
many households, is far more prevalent among renters.
Tenure preferences are primarily related to household
income, composition, and age of the householder. In
2000, 65 percent of Dublin residents owned the units
they occupied, while 35 percent rented (Table C-13).
This rate of homeownership is the lowest among
neighboring communities, but 10 percentage points
higher than the countywide rate.
Table C-13: Housing Tenure
Jurisdiction % Owner-
Occu ied % Renter-
Occu ied
Castro Valley 70% 30%
Dublin 65% 35%
Livermore 72% 28%
Pleasanton 73% 27%
San Ramon 71% 29%
Alameda County 55% 45%
Source: Census, 2000.
On average, owner-households were larger than renter-households in 2000 (Table C-14). Among
those who owned their homes in 2000, 50 percent were households with more than three persons,
compared to 35 percent for the renter-households.
Table C-14: Tenure by Household Size
Households Owner-
Occu ied Renter-
Occu ied
1 person 17% 30%
2 person 33% 36%
3 person 20% 16%
4 person 19% 11%
5+ person 11% 8%
Average household size 2.80 237
Source: Census, 2000.
The City values its rental housing stock as an important means of meeting the housing needs of all
income segments of the community. In 2005, the City Council passed a Condominium Conversion
Ordinance to preserve the existing rental housing stock. The Ordinance establishes an annual
maximum number of rental apartment units that can be converted to seven percent of the total number
Appendix C-19
City of Dublin
Housing Element (2009-2014)
of multi-family units in developments of 21 or more rental units. The Ordinance also establishes
tenant notification and relocation assistance requirements, limits rent increases once a notice of intent
to convert has been filed, and gives tenants the right to purchase units. New condominium
conversions are also subject to the City's Inclusionary Zoning Regulations. The City will continue to
implement its Condominium Conversion Ordinance to preserve the existing multi-family rental
housing stock in Dublin.
Housing Vacancy
A certain number of vacant units are needed to moderate the cost of housing, allow sufficient choice
for residents, and provide an incentive for unit upkeep and repair. Specifically, vacancy rates of
approximately two percent for ownership housing and five to six percent. for rental housing are
generally considered optimal by housing professionals to balance demand acid supply for housing.
According to the Census, the overall vacancy rate in Dublin was 5.5 percent in 2000. Specifically,
the vacancy rate for ownership housing was 0.7 percent in 2000, while the rental vacancy rate was 8.1
percent. Among the vacant units, 54 percent were multi-family units, while 46 percent consisted of
single-family dwelling. Furthermore, 53 percent of the vacant units were available for-sale and only
seven percent were available for-rent, indicating the majority of the multi-family vacant units were
condominium/townhome units. Remaining vacant units were either rented or sold, but were
temporarily vacant and held for seasonal, recreational or occasional use. The low for-sale vacancy
rate in 2000 reflected the tight housing market in the Bay .Area. However, recent changes in the
housing market has most likely resulted in higher vacancy rates for ownership units but. tightened the
rental market.
Housing Costs and Affordability
The cost of housing is directly related to the extent of housing problems in a community. If housing
costs are relatively high in comparison to household income, there will be a correspondingly higher
prevalence of housing overpayment and overcrowding. This section summarizes the cost and
affordability of the housing stock to Dublin residents.
Homeownership Market
The California Association of Realtors publishes quarterly median home prices (including single-
family homes and condominiums) for areas throughout California. Dublin, along with all nearby
communities and the County of Alameda, experienced a drop in the median home sales prices
between January 2007 and January 2008. The median home sales price in Dublin was $483,000 in
January 2008, down 19.2 percent from January 2007 (Table C-15). When compared to nearby
jurisdictions, Dublin's January 2008 median home price was among the lowest of nearby
jurisdictions.
Asking prices for single-family homes and condominiums in Dublin were also collected from the
Multiple Listing Service (MLS) database in an effort to understand Dublin's recent real estate market.
The MLS listed 148 single-family detached homes and 75 attached homes for sale in April 2008
(Table C-16). The median asking price for a unit was $628,995, with a range of $255,000 to
$2,138,000. Detached units were priced higher ($727,000 median) than attached units ($475,000
median). Although asking price is generally more than actual selling price, the asking price of homes
listed on the MLS real- estate database in April 2008 ($628,995) was significantly higher than the
median sale price of homes in January 2008 ($483,000) as reported by the California Association of
Realtors. This observed discrepancy suggests that it could take several months to sell many of the
Appendix C-20
City of Dublin
Housing Element (2009-2014)
listed homes and other homes will either be taken off the market or ultimately offered at reduced
prices.
In October 2008, the housing market seemed to have recovered slightly, showing in fact, a small
increase in median sales price. This median price of $510,000 though, was still significantly below
the asking prices observed in Apri12008.
Table C-15: Median Home Sales Prices: 2007-2008
Jurisdiction January
2007 January
2008 October
2008 % Change
2007-2008 % Change
Jan-Oct
2008
Castro Valley $610,000 $562,500 $475,000 -7.8% -15.6%
Dublin $597,500 $483,000 $510,000 -19.2% 5.6%
Livermore $615,000 $473,000 $390,000 -23.1% -17.5%
Pleasanton $714,500 $665,000 $690,000 -6.9% 3.8%
San Ramon $760,000 $753,500 $710,500 -0.9% -5.7%
Alameda County $575,000 $500,000 $370,000 -13.0% -26.0%
Source: California Association of Realtors, http://www.car.or~Jindex.pho?id=Mz~vOTM=, accessed on March 28
and November 15, 2008.
Table C-16: Home Asking Prices: April 2008
Unit Type Number
for Sale Asking Price Range Median
Askin Price
Detached Homes 148 $349,900 to $2,138,000 $727,000
2-Bedroom 1 $590,000 $590,000
3-Bedroom 40 $349,900 to $929,000 $599,000
4-Bedroom 70 $475,000 to $1,380,000 $699,999
5+ Bedroom 37 $789,000 to $2,138,000 $1,158,000
Attached Homes 75 $255,000 to $774,975 $475,000
1-Bedroom 10 $255,000 to $389,000 $299,950
2-Bedroom 27 $285,000 to $569,950 $439,900
3+-Bedroom 38 $395,000 to $774,975 $537,500
All Listings 223 $255,000 to $2,138,000 $628,995
Source: MLS Listings, April, 2008.
Rental Market
The website www.rent.com reported rental price information for 10 apartment complexes within the
City of Dublin (Table C-17). In April 2008, only one development offered studio aparhnents that
rented from $1,315 to $1,525. One-bedroom units within the 10 developments rented for $1,205 to
$1,940. Larger units were more expensive; two-bedroom units were offered at rents ranging from
$1,515 to $2,350, while three-bedroom units ranged from $1,980 to $ 2,765 per month.
Appendix C-21
City of Dublin
Housing Element (2009-2014)
Table C-17: Apartment Rental Rates: April 2008
Apartment Complex Rental Price Range
Avalon Dublin
One-Bedroom $1,205 to $-1,385
Two-Bedroom $1,550 to $1650
Three-Bedroom $1,980
Ironhorse Trail
One-Bedroom $1,263 to $1,338
Two-Bedroom $1,692 to $1,778
Three-Bedroom $2,480 to $2,630
Dublin Ranch Senior Community
One-Bedroom $1,300 to $1,455
Two-Bedroom $1,515 to $1,620
The Groves at Dublin Ranch
One-Bedroom $1,300 to $1,455
Two-Bedroom $1,695 to $1,795
Three-Bedroom $1,995
Avalon Dublin Station
Studio $1,315 to $1,525
One-Bedroom $1,530 to $1,850
Two-Bedroom $2,030 to $2,350
Three-Bedroom $2,475 to $2,765
Park Sierra
One-Bedroom $1,325 to $1,805
Two-Bedroom $1,695 to $2,055
Emerald Park
One-Bedroom $1,385,to $1,765
Two-Bedroom $1,870 to $2,250
Three-Bedroom $2,360 to $2,475
Cotton Wood Apartments
One-Bedroom $1,410 to $1,520
Two-Bedroom $1,585 to $1,800
Waterford Place
One-Bedroom $1,445 to $1,940
Two-Bedroom $1,935 to $2,320
Archstone Emerald Park
One-Bedroom $1,530 to $1,750
Two-Bedroom $1,800 to $2,110
Three-Bedroom $2,370 to $2,485
Source: www.rent.com. accessed on Apri12, 2008.
Note: This table does not reflect a comprehensive listing of apartment
.communities in Dublin.
Appendix C-22
City of Dublin
Housing Element (2009-2014)
Housing Affordability by Household Income
Housing affordability can be inferred by comparing the cost of renting or owning a home in the City
with the maximum affordable housing costs for households at different income levels. Taken
together, this information can generally show who can afford what size and type of housing and
indicate the type of households most likely to experience overcrowding and overpayment.
The federal Department of Housing and Urban Development (HUD) conducts annual household
income surveys nationwide to determine a household's eligibility for federal housing assistance.
Based on this survey, the California Deparhnent of Housing and Community Development (HCD)
developed income limits that can be used to determine the maximum price that could be affordable to
households in the upper range of their respective income category. Households in the lower end of
each category can afford less by comparison than those at the upper end. The maximum affordable
home and rental prices for residents of Alameda County are shown in Table C-18. The market-
affordability of Dublin's housing stock for each income group is discussed below.
Extremely Low and Very Low Income Households
Extremely low income households earn 30 percent or less of the Area Median Income (AMI).
Generally, the maximum affordable rental payment ranges from $384 per month for cone-person
household to $567 per month for a family of five (Table C-] 8). The maximum affordable home
purchase price for extremely low income households ranges from $52,779 for aone-person household
to $76,444 for afive-person household.
Very low-income households are classified as those earning 50 percent or less of the AMI. The
maximum affordable rental payment ranges from $685 per month for aone-person household to
$1,032 per month for a family of five (Table C-18). The maximum affordable home purchase price
for very low income households ranges from $96,561 for aone-person household to $143,993 for a
five person household.
Based on the rental data presented in Table C-17, extremely low and very low income households of ~
all sizes would be unlikely to secure adequately sized and affordable rental housing in Dublin.
According to the MLS real estate database, no houses of adequate size were listed for sale at prices
affordable to extremely low and very low in April 2008 (Table C-16).
Low Income Households
Low income households earn 51 to 80 percent of the County AMI. The maximum home price a low
income household can afford ranges from $140,343 for aone-person household to $211,542 for a
five-person family. Affordable rental rates for low-income households would range from $836 for a
one-person household to $1,265 for afive-person household.
Based upon a review of homes listed for sale in April 2008, low-income households would have a
similar problem as extremely low and very low income households in purchasing an adequately sized
home at an affordable price (Table C-16). Low income households have. a better chance in securing
an adequately sized and affordable rental housing unit (Table C-17). However, the limited number of
aparhnent complexes offering three-bedroom units in Dublin at prices affordable to larger low income
households is indicative of the potential difficulty these households face.
Moderate Income Households
Moderate income households earn up to 120 percent of the County AMI. The maximum affordable
home price for moderate income households ranges from $268,040 for aone-person household. to
Appendix C-23
City of Dublin
Housing Element (2009-2014)
$408,561 for a family of five. A moderate income household can afford rental rates of $1,589 to
$2,427 per month depending on household size.
Based on these maximum affordable home prices and the real estate data presented in Table C-17.
moderate income households could afford many of the attached homes and a limited number of
detached homes listed for sale in Apri12008. Also, moderate income households could afford a wide
range of rental units advertised in Dublin in Apri12008.
Table C-78: Housing Affordability Matrix Alameda County
Income Levels Utilities, Taxes & Insurance Maximum
Affordable Price
Income Group Annual
Income Affordable
Payment Home
Owner
Renter Taxes
& Ins. Home
Owner
Renter
Extremely Low (0-30%AMI)
One Person $18,100 $452 $71 $68 $90 $52,779 $384
Small Family $23,250 $581 $108 $101 $116 $64,823 $480
Large Family $27,900 $697 $137 $130 $140 $76,444 $567
Very Low (31-50%AMI)
One Person $30,150 $753 $71 $68 $151 $96,561 $685
Small Family $38,750 $969 $108 $101 $194 $121,114 $868
Large Family $46,500 $1,162 $137 $130 $232 $143,993 $1,032
Low (51-80%AMI)
One Person $46,350 $904 $71 $68 $211 $140,343 $836
Small Family $59,600 $1,162 $108 $101 $271 $177,405 $1,061
Large Family $71,550 $1,395 $137 $130 $325 $211,542 $1,265
Moderate (81-120% AMI)
One Person $72,300 $1,657 $71 $68 $387 $268,040 $1,589
Small Family $93,000 $2,131 $108 $101 $497 $341,587 $2,030
Large Family $111,600 $2,557 $137 $130 $597 $408,561 $2,427
Assumptions: 2008 HCD income limits; Health and Safety code definitions of affordable housing costs (between 30 and
35% of household income depending on tenure and income level); HUD utility allowances; 20% of monthly affordable cost
for taxes and insurance; 10% down payment; and 6.2% interest rate fora 30-year fixed-rate mortgage loan. Taxes and
insurance apply to owner costs only; renters do not usually pay taxes or insurance. Small Family = 3 person household.
Large Family = 5 person household.
Sources:
1. State Department of Housing and Community Development 2008 Income Limits
2. Housing Authority of the County of Alameda, U61ity Allowances - 11/1/07.
3. Veronica Tam and Associates
This Housing Element includes a variety of programs designed to improve the adequacy and
affordability of housing in Dublin and to assist renters and homeowners who cannot afford housing
(see Housing Programs).
In 2006, the City initiated a First Time Homebuyer Loan Program (FTHLP) to assist lower and
moderate income households with financing towards the purchase of a home. The FTHLP program
provides 30-year deferred loans for households earning up to 140 percent of the County median
income. Staff held two orientations, one for realtors and one for the lending community, outlining the
program. A housing consultant was also hired to assist in the development of the loan documents and
Appendix C-24
City of Dublin
Housing Element (2009-2014)
guidelines for the program. These efforts helped make the City's first full year of implementation a
success as the City funded 18 loans totaling $557,196 in Fiscal Year 2007-2008. The City. will
continue to fund and implement the FTHLP. The City will also continue to support the Tri-Valley
Housing Opportunity Center (TVHOC) or other similar programs, which provide information on
affordable housing in the Tri-Valley area.
The City adopted an Inclusionary Zoning Ordinance in 2002 to assure that housing development
contributes to the attainment of the City's housing goals by increasing the production of residential
units affordable by households of very low, low, and moderate income. Under the Ordinance, all new
residential development projects of 20 units or more designed and intended for permanent occupancy
must construct 12.5 percent of the total number of dwelling units within the development as
affordable units. Of the affordable rental units, 30 percent must be set aside for very low income
households, 20 percent for low income households, and 50 percent for moderate income households;
of the owner occupied affordable units, 40 percent must be set aside for low income households and
60 percent for moderate income households. Upon request, the City Council can allow the applicant
to pay a fee in lieu of constructing up to 40 percent of the affordable units that the developer would
otherwise be required to construct. In certain instances, the City Council may allow a developer to
construct the affordable units "off-site" and an applicant may dedicate land to the City or city-
designated local non-profit housing developer in lieu of construction of some or all of the required
affordable units. A total of $7,040,363.58 has been loaned to three affordable housing projects, the
Groves at Dublin Ranch, Wicklow Square and Arroyo Vista_ To date Inclusionary Zoning In-Lieu
Fee funds have produced 680 units with an additional 378 units currently in planning review. The
City will continue to enforce the provisions of its Inclusionary Zoning Ordinance to further Housing
Element goals and policies related to meeting the housing needs of all income segments of the
community.
F. Affordable Housin4 Invento
Nine assisted rental housing developments in Dublin provide 1,091 affordable rental units Table C-
>~. The inventory of assisted units includes a review of all multi-family rental units under federal,
state, and/or local programs, including HUD programs, state and local bond programs, redevelopment
programs, and local in-lieu fees (inclusionary, density bonus, or direct assistance programs).
All of these projects are recent developments with the exception of Arroyo Vista which is planned for
redevelopment. Deed restrictions ensure the long-term affordability of below market rate units. No
project is at risk of converting to market rate within the planning period (July 1, 2009 to June 30,
2014) due to expiration of deed restrictions or subsidy contracts.
The City is currently working with the Alameda County Housing Authority to redevelop the 150-unit
Arroyo Vista project. This older public housing project is being redeveloped into amixed-income
project and will provide a total of 378 housing units of which 180 will be affordable housing units,
resulting in a net increase of 30'new affordable units. The City and the Housing Authority will ensure
that all State and federal relocation and displacement requirements are met.
Appendix C-25
City of Dublin
Housing Element (2009-2014)
Table C-19: Inventory of Assisted Rental Housing
Project Name Total
Units Assisted
Units
Type
Funding Source Earliest
Date of
Conversion # Units
At
Risk
Arroyo Vista
150
150 Senior/
Disabled/ Housing
Authori
2055
0
Public Public Housing
P
k Si
283 Tax Credits
ar
erra 57 Senior
Bonds 2055 0
Tax Credits
Pine Groves/Cedar Groves 322 292 Senior Bonds 2062 0
City Loan
Wickl
S
54
53 Senior/ Tax Credits
2059
0
ow
quare Disabled City Loan
Iron Horse Trails 177 2 Senior/
Disabled private 2032 0
S
i
/ HCD MHP
Grant
Camellia Place 112 111 en
or
Disabled/ Tax Credits 2062 0
Family CaIHFA Bonds
HOME
Tax Credits
Oak Groves 304 243 Family Bonds 2061 0
City Loan
Avalon at Dublin Station 305 30 Family Private 2062 0
Total 2,011 1,091 0
source: alameaa-t;ontra Costa 1n-Valley AYlordable Housing llirectory, 2007; Calitornia Housing Partnership Coalition,
2008; City of Dublin, 2008.
G. Estimates of Housinct Needs
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD
provides detailed information on housing needs by income level for different types of households in
Dublin. Detailed CHAS data based on the 2000 Census is displayed in Table C-20. Based on CHAS,
housing problems in Dublin include:
• Units with physical defects (lacking complete kitchen or bathroom);
• Overcrowded conditions (housing units with more than one person per room);
• Housing cost burden, including utilities, exceeding 30 percent of gross income; or
• Severe housing cost burden, including utilities, exceeding 50 percent of gross income.
The types of problems vary according to household income, type, and tenure. Some highlights
include:
• In general, renter-households had a higher level of housing problems (41 percent) compared
to owner-households (33 percent).
Appendix C-26
City of Dublin
Housing Element (2009-2014)
• Elderly renters had the highest level of housing problems regardless of income level (76
percent). All extremely low and low income elderly renters experienced a housing problem,
including overpayment (cost burden).
• A larger proportion of very low income households had a housing problem (81 percent) than
extremely low (77 percent) and low income (78 percent) households.
• Of the 321 extremely low income Dublin households identified in 2000, approximately 76
percent incurred a housing cost burden exceeding 30 percent of monthly income and 71
percent incurred a housing cost burden exceeding 50 percent of monthly income.
• Projected housing needs for extremely low income households through .the end of the
planning period include a need for additional .Housing Choice Vouchers and new or
substantially rehabilitated rental housing of adequate size and at affordable rates to avoid or
alleviate the problems of overcrowding and cost burden.
Table C-20: Housing Assistance Needs
Renters Owners Total
Household by Type, Income
Elderly Small Large Total
Elderly Total Households
& Housin Problem Families Families Renters Owners
Extremely Low Income 12 48 12 137 72 184 321
0-30%MFI)
with any housing 100% 92% 100% 83% 72% 73% 77%
roblem
with cost burden >30% 100% 83% 100% 80% 72% 73% 76%
with cost burden >50% 100% 83% 67% 77% 61% 67% 71%
Very Low Income 77 199 29 374 92 214 588
31-50%MFI
%with any housing 95% 80% 48% 82% 63% 80%
81 /o
°
roblem
with cost burden >30% 95% 73% 35% 77% 63% 80% 78%
%withcostburden>50% 82% 35% 35% 51% 33% 56% 53%
Low Income 39 188 49 425 109 395 820
(51-80%MFI)
with any housing 100% 81% 100% 91% 31% 64% 78%
roblem
%withcostburden>30% 100% 77% 71% 86% 31% 61% 74%
with cost burden >50% 26% 16% 0% 32% 18% 31% 32%
Total Households 186 1,494 219 3,252 708 6,027 9,279
with any housing 76% 37% 61% 41% 26% 33% 36%
roblem
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2000.
Notes: Data presented in this table are based on special tabulations from sample Census data. The number of households in
each category usually deviates slightly from the 100 percent count due to the need to extrapolate sample data out to total
households. Interpretations of these data should focus on the proportion of households in need of assistance rather than on
precise numbers.
Appendix C-27
City of Dublin
Housing Element (2009-2014)
2. Housing Constraints
Although the City of Dublin strives to ensure the provision of adequate and affordable housing to
meet the needs of the community, many factors can constrain the development, maintenance, and
improvement of housing. These include market mechanisms, government regulations, and physical
as well as environmental constraints. This section addresses these potential constraints that affect the
supply and cost of housing in Dublin.
A. Market Constraints
Several local and regional constraints hinder the ability to accommodate Dublin's demand for
affordable housing. The high cost of land, rising development costs, and neighborhood opposition
can make it expensive for developers to build affordable housing. These constraints may result in
housing that is not affordable to lower and moderate income households, or may render some
potential residential projects economically infeasible for developers.
Land and Construction Costs
High development costs in the region stifle potential affordable housing developments. Construction
costs for residential units have increased rapidly over the last decade, to the point where a typical new
two-bedroom apartment costs over $300,000 to develop, including land and entitlements costs.'
Furthermore, neighborhood resistance to projects can draw out the entitlement process and drive up
costs. The difficulty of developing awkward infill sites can also add to the cost of housing.
Reduction in amenities and the quality of building materials (above a minimum acceptability for
health, safety, and adequate performance) could lower costs and associated sales prices or rents. In
addition, prefabricated factory-built housing may provide for lower priced housing by reducing
construction and labor costs. Another factor related to construction costs is the number of units built
at one time. As the number of units increases, overall costs generally decrease due to economies of
scale.
The price of raw land and any necessary improvements is a key component of the total cost of
housing. The diminishing supply of land available for residential construction combined with a-fairly
steady demand for housing has served to keep the cost of land high. High and rapidly increasing land
costs have resulted in home builders developing increasingly expensive homes in order to capture
profits. Although land cost data was not available for the City of Dublin, an undeveloped 5,000- to
6,000-square-foot residential lot in neighboring San Ramon was estimated to cost $300,000 or more
in 2004.$
Construction costs are the largest component of total costs for asingle-family detached unit,
accounting for 30 to 40 percent of the finished sale price. According to RS Means Residential Square
Foot Costs (2008), construction costs for an average two-story single-family home (2,000 square feet
of living area), and built of stucco on wood frame total $108.50 per square foot in the Dublin area.
For multi-family attached units, construction costs are slightly lower as developers can usually benefit
from economies of scale with discounts for materials and diffusion of equipment mobilization costs.
~ City of Oakland, Community and Economic Development Agenry, March 16, 2005:
a htto://findarticles.com/n/articles/mi gn4176/is 20040201/ai n14567901, accessed on Mazch 17, 2008.
Appendix C-28
City of Dublin
Housing Element (2009-2014)
A density bonus up to 35 percent over the otherwise maximum allowable residential density under the
applicable zoning district is available to developers who provide affordable housing as part of their
projects. Developers of affordable housing are also entitled to at least one concession or incentive as
established in the Zoning Ordinance. Density bonuses, together with the incentives and/or
concessions, result in a lower average cost of land per dwelling unit, thereby making the provision of
affordable housing more feasible. The City regularly updates its Density Bonus Ordinance to reflect
changes in State law.
Home Financing
The availability of financing affects a person's ability to purchase or improve a home. Under the
Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on
the disposition of loan applications by the income, gender, and race of the applicants. This applies to
all loan applications for home purchases, improvements and refinancing, whether financed at market
rate or with federal government assistance. Locally assisted mortgages (such as first-time homebuyer
programs) are not subject to HMDA reporting.
Table C-21 summarizes the disposition of loan applications submitted to financial institutions for
home purchase, refinance, and home improvement within City of Dublin 9 Included is information on
loan applications that were approved and originated10, approved but not accepted by the applicant,
denied, withdrawn by the applicant, or closed for incomplete information.
Table C-27: Disposition of Home Loans - 2006
Home Purc hase
f
R Home
Disposition
Government-Backed
Conventional inances
e Im rovement
P
Approved, Originated 0 0% 1,093 59% 1,402 54% 153 51%
Approved, Not Accepted 0 0% 243 13% 280 11% 36 12%
Denied 1 100% 306 17% 522 20% 84 28%
Withdrawn 0 0% 181 10% 292 11% 22 7%
Incomplete 0 0% 28 2% 101 4% 4 1%
Total 1 100% 1,851 100% 2,597 100% 299 100%
Source: Home Mortgage Disclosure Act (HMDA) data, 2007.
Home Purchase Loans
In 2006, a total of 1,851 households applied for conventional loans to purchase homes in Dublin. The
overall loan approval rate was 72 percent and 17 percent of applications were denied. In the
Metropolitan Area (Alameda and Contra Costa Counties); the approval rate was 66 percent and denial
rate was 23 percent.
Only one application submitted for the purchase of the home in Dublin through a govenvnent-backed
loan (e.g. FHA, VA) and was denied. To be eligible for such loans, residents must meet the
established income standards and the price of the home is capped according to the specific funding
9 HMDA data does not provide information based on political boundaries, but by census tract. The data for the City of
Dublin was compiled by aggregating data for census tracts that generally approximate Dublin city limits.
10 An originated loan is one that is approved by the financial institution and accepted by the loan applicant.
Appendix C-29
City of Dublin
Housing Element (2009-2014)
program regulations. In 2006, the market was still relatively tight and prices were high. Most lower
and moderate income households would have had difficulty meeting both income and home price
restrictions.
The City provides opportunities for first-time homebuyers to purchase homes in Dublin. The City
launched a First Time Homebuyer Loan Program (FTHLP) in October 2006. Since January 2007, 24
households received down payment assistance loans totaling $831,750.00.
Refinance Loans
Relatively low interest rates and the availability of interest-only, adjustable-rate, and balloon-payment
mortgages resulted in 2,597 applications filed by Dublin residents for home refmancing in 2006.
Slightly less than two-thirds (65 percent) of these applications were approved, while another 20
percent were denied. Within the Metropolitan Area, 57 percent of the refinancing applications were
approved and 29 percent were denied. Close to 129,000 households applied for refinancing in the
Metropolitan Area in 2006.
Home Improvement Loans
A larger proportion of Dublin applicants were denied for home improvement loans than any other
type of loan. Although 28 percent of applicants were denied, 63 percent of applications for home
improvement loans were approved by lending institutions in 2006. The large proportion of home
improvement loan denials may be explained by the nature of these loans. These loans are usually
second loans and therefore, many households may have already carried a high debt-to-income ratio to
qualify for additional financing. In comparison though, residents in the Metropolitan Area had more
difficulty in accessing home improvement financing; 36 percent of the loan applications were denied
and 53 percent were approved.
Foreclosures
With low interest rates, "creative" financing (e.g., zero down, interest only, adjustable loans), and
predatory lending practices (e.g. aggressive marketing, hidden fees, negative amortization), many
households nationwide purchased homes that were beyond their financial means between 2000 and
2006. Under the false assumption that refinancing to lower interest rates would always be an option
and home prices would continue to rise, many households were unprepared for the hikes in interest
rates, expiration of short-term fixed rates, and decline in sales prices (shrinking the equity available)
that set off in 2006. Suddenly faced with significantly inflated mortgage payments, and mortgage
loans that are larger than the worth of the homes, many had to resort to foreclosing their homes.
In Alameda County, 2,573 homeowners filed Notices of Default (NODS) and 1,026 homes were
foreclosed upon in the fourth quarter of 2007.11 DataQuick reports that approximately 46 percent of
homeowners who go into default are able to work out financial arrangements to either keep their
houses or sell them and pay off their debts.12 With the implosion of the mortgage lending market,
many households have difficulty obtaining new mortgage loans or refinancing, even for above
moderate income households.
According to data provided by the Bay East Association of Realtors (BEAR), 191 properties in
Dublin were in active foreclosures while 94 properties were in pending foreclosures in November
http://sfbav.redfin.com/blos/2008/Ol/alameda county foreclosures during 2007 and december sales.html, accessed
Apri18, 2008.
lz http://www.sacbee.com/103/story/455762.htm1, accessed April 8, 2008.
Appendix C-30
City of Dublin
Housing Element (2009-2014)
2008 (Table C-22). Based on the average listing prices of active foreclosures, households of
moderate and above moderate income households are also impacted for the current mortgage crisis.
Table C-22: Active and Pending Foreclosures
Active Detached Attached
Special Information Count %Active Average'LP' Count %Active Average'LP'
Not Real Estate Owned
(REO) or Potential Short
Sell (PSS)
56
52.34%
$805,762.82
43
51.19%
$470,610.42
PSS 35 32.71% $692,937.11 25 29.76% $344,513.44
REO 16 14.95% $553,056.25 16 19.05% $350,943.75
Total 107 $731,069.32 84 $410,287.90
Pending Detached Attached
Special Information Count %Pend Average'LP' Count %Pend Average'LP'
Not Real Estate Owned
(REO) or Potential Short
Sell (PSS)
22
42.31%
$672,158.55
13
30.95%
$437,048.15
PSS 23 44.23% $789,380.43 18 42.86% $394,550.00
REO 7 13.46% $528,283.71 11 26.19% $345,436.36
Total 52 $704,638.92 42 $394,841.10
Source: Bay East Association of Realtors, November 2008.
Construction Financing
Prior to the recession of the early 1990s, and significant changes in lending practices following the
savings and loan scandal of the late 1980s, developers could receive loans for 100 percent or more of
a project's estimated future value. Now, construction and permanent loans are rarely available for
over 75 percent of the future project value for multifamily developments. This means that developers
must usually supply at least 25 percent of the project value.
The financing of a residential project, particularly affordable housing is quite complex. No firm
threshold determines an acceptable `return' on investment, nor the maximum equity contribution at
which an otherwise feasible project becomes infeasible. Upfront cash commitment may not be
problematic for some developers as long as the project can generate an acceptable net cash flow to
meet the acceptable returns. Although financing costs impact project feasibility, these problems are
generally equal across jurisdictions and thus are not a unique constraint to housing production in
Dublin.
Appendix C-31
City of Dublin
Housing Element (2009-2014)
B. Governmental Constraints
City ordinances, policies, and other regulations can impact the price and availability of housing in
Dublin. Land use controls, site improvement requirements, building codes, fees, and other local
programs to improve the overall quality of housing may serve as constraints to housing development.
The following public policies can affect overall housing availability, adequacy, and affordability.
Land Use Controls
The Dublin General Plan, Eastern Dublin Specific Plan, Downtown Core Specific Plan, Village
Parkway Specific Plan, and West Dublin BART Specific Plan establish land use designations for
three areas of the City:
Primary Planning Area;
Eastern Extended Planning Area; and
Western Extended Planning Area.
Primary Planning Area
The Primary Planning Area includes the area within the 1982 City boundaries. The General Plan,
Downtown Core Specific Plan, Village Parkway Specific Plan, and West Dublin BART Specific Plan
establish the following land use controls within the Primary Planning Area:
General Plan:
• Low-Density Single-Family (0.5 to 3.8 units per gross residential acre): Detached dwelling
units.
• Single-Family (0.9 to 6.0 units per gross residential acre): Detached and zero lot line (no
side yard) units and attached or detached second units.
• Medium Density (6.1 to 14.0 units per gross residential acre): Detached, zero-lot line,
duplex, townhouse, and garden apartment development.
• Medium-High Density (14.1 to 25.0 units per gross residential acre): Attached dwelling
units, including duplexes, triplexes, quadriplexes, townhouses, flats and garden apartments.
• Medium-High Density and RetaiUOf;fice (14.1 to 25.O units per gross residential acre with
FAR's of 0.25 to 0.60): Attached dwelling units, including duplexes, triplexes, quadriplexes,
townhouses, flats and garden apartments; shopping centers, stores, restaurants, business and
professional offices, motels, service stations and sale of automotive parts.
• Public/Semi-Public Facilities (FAR up to 0.50): Development of housing permitted when
developed by anon-profit entity and serves io meet affordable housing needs or the housing
needs of an underserved economic segment of the community.
Downtown Core Specific Plan:
High Density (25.0+ units per acre): High density residential dwellings with a density
range in excess of 25 units per acre.
Appendix C-32
City of Dublin
Housing Element (2009-2014)
• Mixed Use: Medium or High Density residential land uses with at least one non-residential
land use type such as office or retail. Office or retail uses may include shopping centers,
stores, restaurants, business and professional offices, and entertainment facilities. Allowable
FAR is 0.50 to 1.00 and the employee density target is 200 to 450 square feet per employee.
The floor area ratio is for the combined commercial and residential uses.
Village Parkway Specific Plan:
• Residential Uses: Includes multi-family residences and caretaker units.
West Dublin BART Specific Plan:
Residential: Medium and High density residential dwellings with a High Density range of
30-58 units per acre.
• Mixed Use: Residential and at least one non-residential land use type such as office or retail.
Office or retail uses may include shopping centers, stores, restaurants, business and
professional offices, and entertainment facilities. For development in the Transit Village area
adjacent to the BART Station, a FAR exceeding 1.00 and up to 1.20 for hotel use is
acceptable because of its proximity to regional transportation facilities.
• Public/Semi-Public (FAR 0.50): Development of housing permitted when developed by a
non-profit entity and serves to meet affordable housing needs or the housing needs of an
underserved economic segment of the community.
Eastern Extended Planning Area
The Eastern Extended Planning Area is located east of Dublin's older urbanized area and consists of
4,285 acres, of which 2,359 acres is designated for residential uses. Residential designations for the
Single-Family, Medium-Density, Medium High-Density, Medium-High Density and Retail/Office,
and Public/Semi-Public Facilities categories in the Primary Planning Area are applicable in' the
Eastern Extended Planning Area. The .following additional residential designations have been
developed for the Eastern Extended Planning Area:
• Rural ResidentiaUAgriculture (1 unit per 100 gross residential acres): Accommodates large
lot low density residential uses in association with agricultural activities and other open space
uses, such as range and watershed management.
• High Density (25.1 units and above per gross residential acre): Attached dwelling units
including condominiums, townhouses, apartments, and flats.
• Mixed Use (FAR - 0.30 to 1.00): Combination of medium to medium high density
residential housing and at least one non-residential use, such as office or retail. Office or
retail uses could include uses such as stores, restaurants business and professional offices, and
entertainment facilities. The floor area ratio is for the combined commercial and residential
uses.
Western Extended Planning Area
Located along the north side of I-580, west of the City's older urbanized area, the Western Extended
Planning Area covers approximately 3,255 acres. The Single-Family designation of the Primary
Planning Area and the Rural ResidentiaUAgriculture designation of the Eastern Extended Planning
Appendix C-33
City of Dublin
Housing Element (2009-2014)
Area are applicable in the Western Extended Planning Area. An additional residential designation
unique to this planning area is the Estate designation. The Estate designation is intended for typical
ranchettes and estate homes at 0.01 to 0.8 units per gross acre.
An Urban Limit Line was adopted by initiative on November 7, 2000 for the Western Extended
Planning Area. The Urban Limit Line is located along the City limit line as of the initiative's
effective date. Pursuant to the initiative, lands west of the Urban Limit Line are designated as Rural
Residential/Agriculture on the General Plan Land Use Map and are within the City's Sphere of
Influence. The Initiative is effective for thirty (30) years and the Line's location may be changed
only with voter approval during the effective period, and only following review and approval of a
General Plan Amendment by the City Council. Any request to change the Urban Limit Line must be
accompanied by a request to amend the land use designation to an urban designation. The Urban
Limit Line is established to discourage urban sprawl. The City has adequate capacity within the
Urban Limit Line to meet its housing needs and therefore, this Line does not present an actual
constraint to housing development.
Livermore Airport Protection Area (APA)
The Livermore Airport is owned and operated by the City of Livermore. The Airport is a General
Aviation Airport which serves private, business, and corporate tenants and customers. The airport is
located three miles northwest of the City of Livermore adjacent to the Las Positas Golf Course and
the Water Reclamation Plant and is situated on 643 acres.
Parts of eastern Dublin fall within the Livermore Airport Protection Area and projects proposed
within this area are subject to review by the Alameda County Airport Land Use Commission for
consistency with the Alameda County Airport Land Use Compatibility Plan. The Airport Land Use
Commission has 60 days for the review. However, the City Council has the authority to override the
Commission's review with afour-fifth vote.
Currently, the Dublin General Plan allows some low and medium density residential uses within the
Livermore APA if, at the time of prezoning, the residential designations are consistent with the APA.
If, at the time of prezoning, the residential designations are inconsistent with the APA, the residential
designations would convert to Future Study Area with an underlying Rural ResidentiaUAgriculture
designation. The APA is not a constraint on housing development in Dublin as the General Plan
designation of lands within the current City Limits is consistent with the Alameda County Airport
Land Use Compatibility Plan.
Conclusion
The City's residential land use designations facilitate and encourage the provision of a wide range of
housing types including single-family dwellings, mobile homes, townhomes, condominiums, second
dwelling units, and multi-family units at various densities. Therefore, Dublin's land use regulations
are not a constraint to residential development.
Appendix C-34
City of Dublin
Housing Element (2009-2014)
Residential Development Standards
The City regulates the type, location, density, and scale of residential development primarily through
the Zoning Ordinance. Zoning regulations are designed to protect and promote the health, safety, and
general welfare of residents as well as implement the policies of the General Plan. The following
zoning districts allow residential uses:
• Agricultural (A): The A zoning district is intended, in part, to preserve and protect
agricultural lands that are being used for the commercial production of agricultural
commodities consistent with the General Plan and applicable Specific Plans and appropriate
standards of public health, safety, welfare, and aesthetics. Agricultural housing, mobile
homes and single-family homes on large rural lots are permitted in the A district.
Single-Family Residential (R-1): The R-1 district is intended to provide for and protect
neighborhoods comprised of detached, single-family homes and residential use types
compatible with a quiet, family-living environment. The district is consistent with the Low-
Density Single-Family Residential, Single Family-Residential, and Medium Density
Residential designations of the General Plan depending on the lot square footage per dwelling
unit of an area. The lot square footage per dwelling unit of an area in the R-1 district is
expressed as a suffix to the R-1 Zoning Map symbol (e.g., R-1-5,000, R-1-10,000, etc.).
Two-Family Residential (R-2): The R-2 district is intended to provide for two-family
dwellings that have characteristics similar to single-family neighborhoods, duplexes, and
residential use types compatible with a quiet living environment. The R-2 district is
consistent with the Medium Density Residential, and Medium-High Density Residential
designations of the General Plan depending on the lot square footage per dwelling unit of an
area. The lot square footage per dwelling unit of an area in the R-2 district is expressed as a
suffix to the R-2 Zoning Map symbol.
• Multi-Family Residential (R-M): The R-M district is intended to provide for and protect
neighborhoods comprised of single family residences, two family residences, and multi-
. family residences that are clustered to provide generous open space areas for common. use,
and that are generally close to transit, shopping, and public facilities. The R-M district is
consistent with the Medium Density Residential, Medium-High Density Residential, and
High-Density Residential designations of the General Plan depending on the lot square
footage per dwelling unit of an area. The lot square footage per dwelling unit of an area in
the R-M district is expressed as a suffix to the R-M Zoning Map symbol.
Dublin's Zoning Ordinance establishes residential development standards for each zone to ensure
quality of development in the community (Table C-23). Characteristic standards applicable to
residential development in the City include standards for lot area, lot width and frontage, lot
coverage, setbacks, height limits, and parking. Developers of certain affordable and senior housing
may request a variety of incentives, including concessions, modifications, or waivers of otherwise
applicable development standards set forth in Chapter 8.36 of the Zoning Ordinance. Reduced
setbacks, concentration of affordable units, and reduced bedroom sizes were granted to facilitate the
development of 596 affordable housing units at the Oak Groves and Pine Groves/Cedar Groves
projects within `The Groves at Dublin Ranch (formerly known as Fairway Ranch).
For properties within Specific Plan areas, development standards are provided within the respective
Specific Plan and tailored to individual projects through the Planned Development Zoning and site
Appendix C-35
City of Dublin
Housing Element (2009-2014)
plan review process. This provides developers with a basic set of development standards and
guidelines as well as flexibility to enhance project feasibility and deviate from traditional
development standards contained in the Zoning Ordinance. Flexible development standards include
parking requirements, lot coverage, setbacks, and landscaping among other standards.
Table C-23: Residential Development Standards
Standard A R-1 R-2 R-M
Lot Area
Interior Lot 100 acres 4,000 sq. ft. 8,000 sq. ft. 5,000 sq. ft.
Corner Lot 100 acres 5,000 sq. ft. 9,000 sq. ft. ~ 6,000 sq. ft.
4,000 sq. ft. and 4,000 sq. ft. and 750 sq. ft. and larger
Min. Lot Size NA larger as consistent larger as consistent as consistent w/
w/General Plan w/General Plan General Plan
Lot Width and Frontage
Interior Lot 300 ft. 50 ft. 80 ft. 50 ft.
Corner Lot 300 ft. 60 ft. 90 ft. 60 ft.
Lot Depth NA 100 ft. 100 ft. 100 ft.
1 dwelling unit per full
Residential Use 1 dwelling unit 1 dwelling unit 750 sq. ft. and larger
(Max. Per Lot) 1 Second Unit 1 Second Unit 2 dwelling units as consistent w/
General Plan
Setbacks
20 ft. average
Front
50 ft.
18 ft. minimum to 20 ft. average
20 ft.
18 ft. minimum
ara e 2
Side 30 ft. (3) 10 ft. 10 ft. (4)
Street Side 50 ft. 10 ft. 10 ft. 10 ft.
Rear 50 ft. 20 ft. 20 ft. 30 ft.
Other
Distance between
Residences 100 ft. 10 ft. 20 ft. 20 ft.
Max. Lot Covera e
g NA 40% 1 story, 40% 1 story, 40% 1 story,
35% 2 stories 35% 2 stories 35% 2 stories
Common Useable NA NA NA 30% of net site area
Outdoor S ace
Height Limits (1) (1) (1) (5)
Source: City of Dublin Zoning Ordinance, 2008.
Notes:
1. West of Dougherty Road, 25 ft. and 2 stories may be increased to 35 ft. and 2 stories pursuant to a Site Development
Review approval by the Zoning Administrator. East of Dougherty Road, 35 ft. and 2 stories.
2. Living spaces may encroach to 15 ft. from Front Lot Line with Site Development Review on lots up to 6,000 sq. ft. in
size.
3. Side Yard setbacks in the R-1 zoning district shall be a minimum of 5 ft. plus one foot for each full 10 ft. by which lot
width exceeds minimum lot width up to a maximum of 10 ft.
4. Buildings with four or more residences in the R-M zoning district must have a 15-ft. Side Yard on one side.
5. 35 ft. if four or fewer dwelling units; 45 ft. if five or more dwelling units; 75 ft. if five or more dwelling units and- lot
coverage does not exceed 35 percent.
The City's height limits are set with respect to neighborhood. character and allowable densities.
Building height limits in the R-M zone have not constrained residential development. Specifically,
Appendix C-36
City of Dublin
Housing Element (2009-2014)
residential development around the existing Dublin/Pleasanton BART Station allows for up to five
stories of residential uses over parking, recognizing the advantages of compact transit-oriented
development in providing affordable housing opportunities.
Parking requirements for different types of residential uses in Dublin are summarized in Table C-24.
Dublin's parking requirements for a, prototypical 100-unit multi-family residential development are
comparable to requirements of nearby cities (Table C-25). The City's requirement is lower than what
would be required for the same development in San Ramon and Pleasanton and slightly higher than
the requirement in Livermore. Additionally, the City has approved reduced parking standards
through the Planned Development Zoning process for multi-family residential and mixed use
developments adjacent to the existing Dublin/I'leasanton BART Station and the future West
Dublin/Pleasanton BART Station.
Table C-24: Dublin Parking Requirements for Residential Uses
Residential Use Types Number of Parking Spaces Required
Apartments
Studio
1 Bedroom 1 covered or garaged space per dwelling plus 1 parking space for unreserved
and guest parkin
2+ Bedrooms g.
Condominiums
Studio
rkin
t
it
l
d
lli
1
d
d
1 Bedroom g.
us gues
pa
ng un
p
space per
we
covere
or garage
2+ Bedrooms 2 covered or garaged spaces per dwelling plus guest parking.
Guest Parking Projects with 10 or more dwellings shall provide one additional guest parking
space for every 2 dwelling units which shall be marked as a guest parking
s ace.
Single-Family/Duplex
Lots < 4,000 sq. ft. 2 in enclosed garage per dwelling* plus one on-street parking space per
dwellin unit within 150 feet of that dwellin unit.
Lots > 4,000 sq. ft. 2 in enclosed garage per dwelling.*
Other Parking Requirements
Senior Citizen Housing 1 covered or garaged space per dwelling plus one guest parking space for
eve three dwellin units.
Second Unit 1 parking space per unit. The space may be compact, uncovered, and in
tandem with the re wired arkin of the rind al dwellin unit.
Agricultural Housing
Community Care Facility, Small
2
d
l
i
Mobile Home per
we
l
ng
Mixed Use Residential
Mobile Home Park 2 per dwelling, plus 1 guest space for every 2 dwellings
Source: City of Dublin, Zoning Ordinance, 2008.
Notes: 'Except if two, full-size, unenclosed parking spaces are provided elsewhere on a lot for the purposes of converting a
residential garage to living space.
Appendix C-37
City of Dublin
Housing Element (2009-2014)
Table C-25: Comparison of Parking Requirements for Residential Uses
Unit Type Dublin San Ramon Livermore Pleasanton
Single-Family 2.0/unit 2.0-4.0/unit 2.0/unit 2.0/unit
Multi-Family
Studio unit 1.0/unit 1.0/unit 1.75/unit 1.5 - 2.0/unitz
1-Bedroom unit 1.0/unit 1.0/unit 1.75/unit 1.5 - 2.0/unitz
2-Bedroom unit 1.0/unit 2.0/unit 1.75/unit 1.5 - 2.0/unite
3-Bedroom unit 1.0/unit 2.0/unit 1.75/unit 2.0/unit
4-Bedroom+ unit 1.0/unit 3.0/unit 1.75/unit 2.0/unit
Guest Spaces Varied 25% None 14%
Prototypical Multi-
Famil Pro'ect 200 spaces 230 spaces 175 spaces 212 spaces
Sources: City of Dublin Municipal Code, 2008; City of San Ramon Municipal Code, 2008; City of
Livermore Municipal Code, 2008; and City of Pleasanton Municipal Code, 2008.
Notes:
1. Requirement ranges from 33% for senior projects to 50% for condominium projects and 100% for
apartments.
2. Requirement for first 4 units; 1.5 spaces per unit required for each unit thereafter.
Although the provision of off-street parking can increase the cost of housing, Dublin's standards are
reasonable as requirements for multi-family developments are less than requirements for single-
family detached dwellings and comparable to or lower than parking requirements of nearby
jurisdictions. Guest space requirements for multi-family developments are also reasonable because
these types of developments do not have private driveways for each unit to accommodate parking for
guests as is required for new single-family homes on lots larger than 4,000 square feet. Nevertheless,
because the increased cost of off-street parking can impact the financing of housing affordability,
reduced parking and other .incentives, concessions, or waivers and modifications of development
standards are available for affordable projects that are eligible for a density bonus pursuant to Chapter
8.52 of the Zoning Ordinance. Reduced parking standards were approved for the Wicklow Square
and The Groves at Dublin Ranch (formerly known as Fairway Ranch) affordable housing
developments (Oak Groves and Pine Groves/Cedar Groves). Reduced parking standards are also
available for transit-oriented development projects that are proposed adjacent to BART stations in the
City.
Provision for a Variety of Housing
State Housing Element law specifies that jurisdictions identify adequate sites to be made available
through appropriate zoning and development standards to encourage the development of various
types of housing for all economic segments of the population. This includes single-family housing,
multi-family housing, mobile homes, agricultural housing, emergency shelters, and transitional
housing, among others. Table C-26 summarizes the various housing types permitted and conditionally ,
permitted under the Zoning Ordinance.
Appendix C-38
City of Dublin
Housing Element (2009-2014)
Table C-26: Residential Uses by District
Uses A R-1 R-2 RM C-O C-N C-1 C-2 M-P M-1 M-2
Single-family P P P P
--
--
--
--
--
--
--
Residence
Agricultural C/ZA --
--
--
--
--
--
--
--
--
--
Housin
Second Unit -- P -- -- -- -- -- -- -- -- --
Mobile Home P P P -- -- -- -- -- -- -- --
Mobile Home
-- C/PC C/PC --
--
--
--
--
--
--
--
Parks
Multifamily
-- _
- P P
--
--
--
--
--
--
--
Dwellin s
Community Care P P P P
--
--
--
--
--
--
--
Facili ,Small
Community Care __ C/PC C/PC C/PC -- -- C/PC C/PC C/PC C/PC --
Facili , Lar e
Transitional
-- _
- C/PC C/PC
--
--
--
--
--
--
--
Housing
Emergency __ __ __ __ C/PC C/PC C/PC C/PC C/PC C/PC C/PC
Shelters
Mixed Use* -- C/PC -- -- -- -- C/PC -- -- -- --
Source: CiTy of Dublin Zoning Ordinance, 2008.
Notes: P -Permitted Use; C/ZA -Conditional Use PennibZoning Administrator; C/PC Conditional Use Permit Planning
Commission; --Not Permitted;
*"Residential Use Secondary to Commercial Use" is defined as a residence located above the ground floor commercial uses
and is referred to herein as "Mixed Use."
Single-Family Residence
The term "Single-Family Residence" is defined in the Zoning Ordinance as a building designed for
and/or occupied exclusively by one family. The definition also includes factory-built housing,
modular housing, manufactured housing, mobile homes, and the rental of bedrooms within asingle-
family dwelling to no more than four borders. The term "family" is defined as one or more persons
occupying a dwelling and living as a single, non-profit housekeeping unit, as distinguished from a
group occupying a hotel, club, fraternity or sorority house. A family includes any servants and four
or fewer boarders. Single-family residences are permitted in all residential zoning districts.
Combined, the definitions of "single-family dwelling" and "family" may conflict with the
requirements of the State Employee Housing Act and Lanterman Developmental Disabilities Services
Act (described below). This potential constraint is further described in later sections.
Agricultural Housing
Agricultural housing is defined as dwellings and/or living quarters for farm laborers, or other types of
dwellings determined to be substantially similar to the above by the Director of Community
Development. Agricultural Housing shall not be in addition to a Caretaker Residence or a Farm
Mobile Home. Although only eight Dublin residents were employed in agricultural industry at the
time of the 2000 Census, Agricultural Housing is permitted in the A district with approval of a
Conditional Use Permit (CUP) by the Zoning Administrator. Conditions would be similar to those
for other similar uses in the same zones and would not serve to constrain the development of such
facilities. The Zoning Administrator must make the following findings established in Section
8.100.060 of the Zoning Ordinance prior to approval of a CUP for agricultural housing:
Appendix C-39
City of Dublin
Housing Element (2009-2014)
• The proposed use and related structures is compatible with other land uses, transportation and
service facilities in the vicinity.
• It will not adversely affect the health or safety of persons residing or working in the vicinity,
or be detrimental to the public health, safety and welfare.
• It will not be injurious to property or improvements in the neighborhood.
• There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental to the
public health, safety, and welfare.
• The subject site is physically suitable for the type, density and intensity of the use and related
structures being proposed.
• It will not be contrary to the specific intent clauses, development regulations, or performance
standards established for the zoning district in which it is located.
• It is consistent with the Dublin General Plan and with any applicable Specific Plans.
However, pursuant to the State Employee Housing Act (Section 17000 of the Health and Safety
Code), employee housing for agricultural workers consisting of no more than 36 beds in a group
quarters or 12 units or spaces designed for use by a single family or household is permitted by right in
an agricultural land use designation. Therefore, for properties that permit agricultural uses by right, a
local jurisdiction may not treat employee housing that meets the above criteria any differently than an
agricultural use. Furthermore, any employee housing providing accommodations for six or fewer
employees shall be deemed asingle-family structure with a residential land use designation,
according to the Employee Housing Act. Employee housing for six or fewer persons is permitted
where asingle-family residence is permitted. No conditional or special use permit or variance is
required.
The City requires a CUP for all agricultural uses. Similarly, employee housing on agriculturally
designated land requires the approval of a CUP. However, combined the definitions of a "single-
family residence" and a "family" may potentially prevent six unrelated boarders to occupy asingle-
family residence as employee housing. The City will amend the Zoning Ordinance to address the
provisions for agricultural housing, and to reconcile any potential conflicts between the "single-
family residence" and "family" definitions and State law.
Second Units
A Second Unit is a residential unit with separate kitchen, sleeping, and bathroom facilities that is a
part of, an extension to, or detached from, a detached single-family residence, and is subordinate to
the principal residence. Second units may be an alternative source of affordable housing for lower
income households and seniors.
California law requires local jurisdictions to adopt ordinances that establish the conditions under
which second dwelling units are permitted (Government Code, Section 65852.2). A jurisdiction
cannot adopt an ordinance that precludes the development of second units unless findings are made
acknowledging that allowing second units may limit the housing opportunities of the region and result
in adverse impacts on public health, safety, and welfare. An amendment to the State's second unit
law in September 2002 requires local governments to use a ministerial, rather than discretionary
Appendix C-40
City of Dublin
Housing Element (2009-2014)
process for approving second units (i.e. second units otherwise compliant with local zoning standards
can be approved without conditions or a public hearing).
The City adopted a Second Unit Ordinance in 2003 to allow second dwelling units in the R-1 zoning
district with a ministerial permit. The Community Development Department will issue a building
permit for a second unit if all building permit submittal requirements are met, and if it conforms to the
specific standards contained in Section 8.80.040 of the Zoning Ordinance, including but not limited
to:
• The lot is occupied by a legal existing, detached single-family unit.
• The total floor area is not less than 275 square feet or more than 1,000 square feet. In no case
shall a second unit exceed 35 percent of the total floor area of the existing single-family
residence.
• The second unit shall confonn to the development standards of the R-1 district.
• One off-street parking space is required but may be uncovered and in tandem with the
parking of the principal unit.
• The principal residence and the second unit combined shall not cover more than 60 percent of
the lot.
These development standards are typical and consistent with State law. Since adoption of the
Ordinance in 2003, one second dwelling unit building permit has been issued and a second
application is undergoing building plan check.
Multi-Family Housing
Multi-Family housing includes duplexes, apartments, condominiums, or townhomes. As of January
2008, multi-family housing units constituted approximately 41 percent of Dublin's housing stock.
The Zoning Ordinance provides for multi-family developments by-right in the R-2 and R-M zoning
districts. The R-2 zoning district is consistent with the Medium Density and Medium-High Density
Residential land use designations of the General Plan which allow for 6.1 - 25.0 dwelling units per
acre. The R-M zoning district is consistent with the Medium, Medium-High and High Density
Residential land use designations of the General Plan which allow for 6.1 - 25.0+ dwelling units per
acre. The General Plan does not place an upper limit on High Density Residential land uses.
Mobile Homes and Mobile Home Parks
Mobile homes offer an affordable housing option to many lower and moderate income households.
The City permits mobile homes constructed after September 15, 1971 and issued an insignia of
approval by the California Department of Housing and Community Development (HCD) and
permanently located on a permanent foundation system by right in the A, R-1, and R-2 districts.
Mobile Home Parks require approval of a CUP by the Planning Commission within the R-1 and R-2
zoning districts. Conditions would be similar to those for other similar uses in the same zones and
would not serve to constrain the development of such facilities. The required findings for approval of a
CUP are stated in Section 8.100.060 of the Zoning Ordinance and are the same as described above for
agricultural housing.
Community Care Facilities
Community care facilities are defined as residential facilities that provide 24-hour care for
individuals, including the elderly, persons in an alcoholism or drug abuse recovery or treatment
facility, persons in a facility for mentally disordered, handicapped persons or dependent and neglected
children, persons in an intermediate care facility/developmentally disabled-habilitative, intermediate
Appendix C-41
City of Dublin
Housing Element (2009-2014)
care facility/ developmentally disabled-nursing, and congregate living health facilities. A community
care facility may be located in any type of residence.
Consistent with the State Lanterman Developmental Disabilities Services Act, small community care
facilities serving six or fewer persons are permitted within all residential zones. Large community
care facilities serving seven or more persons require approval of a Conditional Use Permit (CUP) by
the Planning Commission within the R-1, R-2, R-M, C-1, C-2, M-1', and M-1 zoning districts.
Potential conditions for approval may include hours of operation, security, loading requirements, and
management. Conditions would be similar to those for other similar uses in the same zones and
would not serve to constrain the development of such facilities. The required findings for approval of
a CUP are stated in Section 8.100.060 of the Zoning Ordinance and are the same as described above
for agricultural housing. As of October 2008, a number of community care facilities are operating in
the City of Dublin:13
• Four adult residential facilities with a total capacity of 22 beds;
• Three group homes for children with a total capacity of 18 beds; and
• Fourteen residential care facilities for the elderly with a total capacity of 96 beds.
However, the City's definition of a "single-family residence" is a building designed for and/or
occupied exclusively by one family. The term "family" limits the number of boarders to no more
than four. Together, these definitions may result in a potential conflict with the Lanterman
Developmental Disabilities Services Act. The City's Zoning Ordinance will be amended to resolve
any potential conflicts.
Transitional Housing
Transitional Housing units or facilities provide a residence for homeless individuals or families for an
extended period of time, usually six months or longer, which also offers other social services and
counseling to assist residents in achieving self-sufficiency. Transitional Housing may be accessory to
a public or civic type use. No known transitional housing units are currently located within the City.
The City amended the Zoning Ordinance in 2004 to facilitate and encourage the provision of
transitional housing by conditionally permitting the use in the R-2 and R-M zoning districts. The
Conditional Use Permit is subject to the approval of the Planning Commission and specific criteria
established in Section 8.20.040(B) of the Dublin Municipal Code. The criteria are as follows:
• The transitional housing has high accessibility to residents and low profile/visibility to others.
• The hours of operation for the transitional housing will not result in negative impacts on other
uses.
• The generation of external lighting and noise is kept to a minimum for the location.
• The transitional housing is located with access to transportation, supportive services, and
commercial services to meet daily needs of residents.
• The transitional housing is designed to provide adequate security measures to protect users
and the surrounding neighborhood.
• The transitional housing design and location reflects the needs of the clients being served.
• The transitional housing provides transportation of individuals to and from proposed
facilities.
i3 State Department of Social Services, Licensing Division. http://www.ccld.ca.e;ov/dots/ccld search/ccld search.aspx.
Appendix C-42
City of Dublin
Housing Element (2009-2014)
The transitional housing is in compliance with County and State health and safety
requirements for food, medical and other supportive services provided on-site.
The transitional housing operation and management is in and maintains in good standing all
County and/or State licenses, if required by these agencies for the owner(s), operator(s),
and/or staff of the proposed facility.
The transitional housing is developed in accordance with the Development Regulations in
Chapter 8.36 for the Zoning District and all applicable regulations and standards of the City
of Dublin Zoning Ordinance.
California Health and Safety Code (Section 50675.2) defines "transitional housing" and "transitional
housing development" as buildings configured as rental housing developments, but operated under
program requirements that call. for the termination of assistance and recirculation of the assisted unit
to another eligible program recipient at some predetermined future point in time, which shall be no
less than six months.
This definition of transitional housing does not encompass all transitional housing facilities regulated
by the City of Dublin, particularly those that operate similar to group quarters and charge fees rather
than rents. The Zoning Ordinance will be amended to clarify the permitting requirements for
transitional housing facilities. For transitional housing that operates as group housing, the City's
permitting requirements for community care facilities apply, consistent with the Lanterman
Developmental Disabilities Services Act. For transitional housing that is regular multi-family
housing, such housing will be permitted where multi-family housing is otherwise permitted.
Emergency Shelters
The term "Emergency Shelter" means a housing facility maintained to provide a temporary, short-
term residence for homeless individuals or families offering limited supplemental services for the
homeless population year-round, provided no facility is used for more than a month at a time by any
individual or family. An Emergency Shelter may be accessory to a public or civic type use.
Emergency Shelters are conditionally permitted in the C-O, C-N, C-l, C-2, M-P, M-l, and M-2
zoning districts, and subject to the approval of the Planning Commission. Applicable development
and performance standards are set forth in Section 8.28.070(B) and are as follows:
• The emergency shelter has high accessibility to residents and low profile/visibility to others.
• The hours of operation for the emergency shelter will not result in negative impacts on other
uses.
• The generation of external lighting and noise is kept to a minimum for the location.
• The emergency shelter is located with access to transportation, supportive services, and
commercial services to meet daily needs of residents.
• The emergency shelter is designed to provide adequate security measures to protect users and
the surrounding neighborhood.
• The emergency shelter design and location reflects the needs of the clients being served.
• The emergency shelter provides transportation of individuals to and from proposed facilities.
• The emergency shelter is in compliance with County and State health and safety requirements
for food, medical and other supportive services provided on-site.
• The emergency shelter operation and management is in anal maintains in good standing all
County and/or State licenses, if required by these agencies for the owner(s), operator(s),
and/or staff of the proposed facility.
• The emergency shelter is developed in accordance with the Development Regulations in
Chapter 8.36 for the Zoning District and all applicable regulations and standards of the City
of Dublin Zoning Ordinance.
Appendix C-43
City of Dublin
Housing Element (2009-2014)
The Zoning Ordinance will be amended to permit emergency shelters with a ministerial permit within
the M-1 zoning district pursuant to SB 2 enacted in 2007. The M-1 zoning district covers
approximately 180 acres on 67 parcels in Dublin and therefore adequate capacity exists to
accommodate unsheltered homeless persons and at least one year-round emergency shelter.
The Zoning Ordinance will also be revised to replace the development and performance standards in
Section 8.28.070(B) with the criteria allowed by SB 2. These include:
• The maximum number ofbeds/persons permitted to be served nightly;
• Off-street parking based on demonstrated need, but not to exceed parking requirements for
other residential or commercial uses in the same zone;
• The size/location of exterior and interior onsite waiting and client intake areas;
• The provision of onsite management;
• The proximity of other emergency shelters, provided that emergency shelters are not required
to be more than 300 feet apart;
• The length of stay;
• Lighting; and
• Security during hours that the emergency shelter is in operation.
Mixed Use
Residential uses located above the ground floor of a commercial use are conditionally permitted in the
R-1 and C-1 zoning districts and require approval of a Conditional Use Permit (CUP) by the Planning
Commission. The City approved amixed-use project in 2004 including 150,000 square feet of office
space and 308 multi-family apartment units within the West Dublin BART Specific Plan Area.
Under the City's Inclusionary Zoning Regulations, the project is required to provide up to 39
affordable units. The City also approved the 233-unit multi-family Tralee Village mixed-use
development in 2004, which includes two mixed use buildings with 33,500 square feet of ground
floor commercial uses and 130 residential units above; the project will provide 29 affordable units, of
which nine units will be affordable to very low income households, six units will be for low-income
households, and 14 units will be for moderate-income households. In 2005 the City approved a
mixed use project at the Dublin Transit Center adjacent to the existing Dublin/Pleasanton BART
Station which includes approximately 15,000 square feet of ground floor retail uses with 304
apartments above; 10 percent of the units are set aside for moderate income households. In 2006, the
City approved a second mixed use project at the Dublin Transit Center which includes approximately
15,000 square feet of ground floor retail uses with 300 for sale condominiums above. A third project
at the Dublin Transit Center is currently in Planning review and includes up to 25,000 square feet of
ground floor retail and 405 apartments; 10 percent of the units will be set aside for moderate income
households.
Single Room Occupancy Units (SROs)
SRO units are one-room units intended for occupancy by a single individual.. It is distinct from a
studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom.
Although SRO units are not required to have a kitchen or bathroom, many SROs have one or the
other. Currently, the Zoning Ordinance does not expressly address SROs. The Zoning Ordinance
will be amended to facilitate and encourage the provision of SROs consistent with SB 2 enacted in
2007.
SROs will be conditionally permitted in the C-2 district. Criteria that would be used to review CUP
applications for SROs pertain to performance standards and will not be specific to the proposed use.
Appendix C-44
City of Dublin
Housing Element (2009-2014)
Potential conditions for approval of these facilities may include hours of operation, security, loading
requirements, and management. Conditions would be similar to those for other similar uses in the same
zones and would not serve to constrain the development of such facilities. The required findings for
approval of a CUP are stated in Section 8.100.060 of the Zoning Ordinance and will be the same as
described above for agricultural housing.
Supportive Housing
California Health and Safety Code (Section 50675.2) defines "supportive housing" as housing with
no limit on length of stay, that is occupied by the low-income adults with disabilities, and that is
linked to onsite or offsite services that assist the supportive housing resident in retaining the housing,
improving his or her health status, and maximizing his or her ability to live and, when possible, work
in the community.
Currently, the Zoning Ordinance does not address supportive housing. To facilitate and encourage
the provision of supportive housing in Dublin, the Zoning Ordinance will be amended to provide for
supportive housing. For supportive housing that operates as group housing, the City's permitting
requirements for community care facilities apply, consistent with the Lanterman Developmental
Disabilities Services Act. For supportive housing that is regular multi-family housing, such housing
will be permitted where multi-family housing is otherwise permitted.
Site Improvements, Exactions, and Development Fees
Site Improvements
For large subdivisions, the City requires the construction of reasonable on- and off-site improvements
pursuant to the Subdivision Map Act. The minimum improvements required of the developer
include:
• Grading and improvement of public and private streets including surfacing, curbs, gutters,
cross gutters, sidewalks, ornamental street lighting, street name signs and necessary
barricades and safety devices;
• Storm drainage and flood control facilities within and outside of when necessary the
subdivision sufficient to carry storm runoff both tributary to and originating within the
subdivision;
• Debris basins and erosion and siltation control measures to control erosion and siltation;
• A sewage system that meets public sewer system standards;
• A water distribution system providing an adequate supply of potable water to each lot and. fire
hydrant within the subdivision;
• Fire hydrants. and connections shall be of the type and at locations specified by the fire
marshal; and
• Public utility distribution facilities including gas, electric, telephone and cable television
necessary to serve each lot in the subdivision.
The City also requires dedication of land intended for public use. Dedicated streets, easements,
rights-of--way, etc., must be designed, developed, and improved according to City of Dublin Public
Works standards. Street design criteria are summarized in Table C-27.
Appendix C-45
City of Dublin
Housing Element (2009-2014)
Table C-27: Street Design Criteria
Design Criteria Right of
Way Curb to
Curb Minimum
Curve
Radius Service and
Landscape
Easement
Arterials
4-lane 104' 80' 1,200' 10'/side
6-lane 128' 104' 1,200' 10'/side
8-lane 152' 128' 1,200' 10'/side
Collectors
Class I 92' 76' 1,100' 10'/side
Class II 68' S2' 450' 10'/side
Residential 56' 40' 450' S'/side
Residential 46' 36' 200' S'/side
Cul-de-Sacs 46' 36' 200[ 5'/side
Source: City of Dublin, 2008.
Residential development projects with more than 20 residential units must comply with the City's Public
Art Program pursuant to Chapter 8.58 of the Zoning Ordinance. Under the Program, developers are
required to acquire and install a public art project on or in the vicinity of the development site, or make a
monetary contribution in-lieu. The value of the public art project or in-lieu monetary contribution shall
equal or exceed 0.5 percent of the development project's building valuation (excluding land). The purpose
of the City's Public Art Program is, in part, to promote the public interest and general welfare through the
acquisition and installation of public art works. Participation in the program by residential projects with
more than 20 units is not an undue constraint on housing development in the City because: 1) the
requirement applies to single-family homes, townhomes, condominiums, and apartments alike; and 2)
housing projects that set-aside 100 percent of units for lower income households are exempt from the
public art requirement.
The City often requires dedication of bicycle paths for the use and safety of residents of large
residential subdivisions. Schools, fire stations, libraries, or other public facilities may also be
required. Park dedication or fee in-lieu of dedication required according to the standard of five acres
per one thousand persons, consistent with the Quimby Act. This ratio amounts to 740.5 square feet
per single-family unit, 675.2 square feet per multi-family unit, and 370.3 square"feet per mobile home
unit proposed. Specific standards for design and improvements of subdivisions must be in
accordance with the applicable sections of the Zoning Ordinance, the General Plan, the Subdivision
Ordinance,-any specific plans adopted by the City, and requirements established by the City Engineer.
Improvement and dedication requirements are important to maintaining the quality of life in Dublin
and to ensuring public health and safety. These standards are typical in the region.
Development Fees and Exactions
In addition to improvements and dedication of public land, land developers are subject to a variety of fees
and exactions to cover the cost of processing permits and providing necessary services and facilities. In
general, these fees can be a constraint on housing development and compromise project feasibility because
the additional cost borne by developers contributes to overall increased housing unit cost. However, the
fees are necessary to maintain adequate planning services and other public services and facilities in the
City. The City's Planning Division fee schedule is summarized in Table C-28 and current development
impact fees are provided. in Table C-29. Reduced, waived, or reimbursed fees are possible incentives
Appendix C-46
City of Dublin
Housing Element (2009-2014)
that can be requested under the City's Density Bonus Ordinance. The City has demonstrated a
commitment to providing concessions that facilitate the construction of affordable housing by
waiving future commercial linkage fees on commercially-zoned property within the Dublin Ranch
community as an incentive for a developer to provide additional affordable units as part of the Oak
Groves and Pine Groves/Cedar Groves apartment communities. A total of 626 rental units have been
constructed within the Oak Groves and Pine Groves/Cedar Groves communities of which 535 units
are affordable to very low, low and moderate income households, for both families and seniors.
Table C-28: Planning Division Fee Schedule
Services Performed Fee Typical
De osit*
Residential CUP $1,939 N/A
Time Extension Request (PC) $646 N/A
Time Extension Request (Admin) $129 N/A
Zoning Clearance $50 N/A
Residential Variance $1,939 N/A
Site Development Review $140 + T&M Varies
Planned Development T&M $10,000
Tentative Subdivision Map T&M $10,000
Tentative Parcel Map T&M $10,000
CEQA Initial Study and Negative Declaration T&M $25,000+
CEQA Initial Study and Mitigated Negative Declaration T&M $25,000+
CEQA Initial Study and Environmental Impact Report T&M $50,000+
CEQA Categorical/Statutory Exemption $259 N/A
General Plan Amendment T&M $10,000
Specific Plan Amendment T&M $10,000
Rezone T&M $10,000
Condominium Conversion T&M $15,000
Source: City of Dublin, 2008.
Note: *Deposits are based on fhe City Planner's estimate of hours necessary to complete review of the
project. Additional deposits may be required at a later date. Any remaining funds are refunded after the
completion of the project.
Appendix C-47
City of Dublin.
Housing Element (2009-2014)
Table C-29: Development Impact Fees
Fee Type Amount Fee Type Amount
Water System Connection Fee Freeway Interchange Reimbursement Traffic
Im act Fees
Single Family $6,579/du Low/Medium Density10 $318.44/du
Multi-Family Varies' Medium/High Density" $222.91/du
Water Meter Assembly Fee High Density'Z $191.06/du
Single Family $340/du Tri-Valley Transportation Development Fee
Multi-Family Varies' Attached Units $1,295/du
Regional Sewer Connection Fee Detached Units $2,036/du
Single Family $13,000/du Downtown Traffic Impact Fee
Multi-Family $9,750/due Low/MediumDensity10 $1,842
Local Sewer Connection Fee Medium/High Density" $1,290
Single Family $1,475/du High Density12 $1,104
Multi-Family $1,107/due Noise Mitigation Fee (East Dublin Only)
Public Facilities Fee Single-Family/
Medium Densi $4.74/du
Single Family $16,814/du3 Medium High Density $3.32/du
Multi-Family $10,509/duo High Density $2.85/du
School Impact Fees Eastern Dublin Traffic Impact Fees9
Citywide $7.50/sf Low/Medium Density10 $5,904 to $9,654/du,
Low Density5 $12,693/du Medium/High Density" $4,133 to $6,759/du
Medium Densityb $6,860/du High Density12 $3,542 to $5,793/du
Medium High Density' $3,881/du Drainage Fee
High Densitys $3,206/du All Units $0.731/sf 3
Fire Impact Fee
Single-Family $870/du
Multi-Family $544/du
Source: City of Dublin, January 1, 2008.
Notes:
'Varies, depending on size of the water meter.
ZVaries from condos and apartments.
3$23,763 in Eastern Dublin.
4$14,851 in Eastern Dublin.
SSingle family detached units on lots >4,000sf.
Single family detached units on lots <4,000sf.
'Attached units at 14-25 units per acre.
BAttached units at >25 units per acre.
9Varies by category and location inside or outside of
Transit Center Area.
'0<14 units per acre.
1114 to 25 units per acre.
lZ>25 units per acre.
13Per square-foot of impervious surface.
For a typical single-family detached dwelling, total impact fees average to about $60,700 per unit and
total impact fees for multi-family housing average to about $35,500 per unit. These figures include
school, water, and sewer fees that are imposed by outside agencies over which the City has no
control. The City's portion of the impact fees is about $33,000 for asingle-family unit and $11,000
for amulti-family unit.
According to the Building Official, the valuation of a typical single-family unit is $371,467 and that
of a typical multi-family unit is $239,048. Overall, development impact fees represent slightly more
than 16 percent of the development costs of asingle-family unit, excluding land costs. For a typical
A~gendix C-48
City of Dublin
Housing Element (2009-2014)
multi-family unit, development impact fees represent less than l 5 percent of the development costs,
excluding land costs. Land cost is a significant component of the overall development costs. When
land costs are factored into the equation, development impact fees represent an even smaller portion
of the total development costs. Nevertheless, the City recognizes the impact of fees on affordable
housing development. Therefore, the City offers deferment or amortization of fees for senior housing
and housing for lower income households. In addition. to deferment or amortization of fees, and as
noted above, the Ci y has demonstrated a commitment to providing concessions that facilitate the
construction of affordable housing by waiving commercial linkage fees on commercially-zoned.
property within the Dublin Ranch community in order to facilitate the development of affordable
housing within. the Oak Graves and Pine Groves/Cedar Groves apartment communities.
Inclusionary Housing
The City adopted an Inclusionary Housing Ordinance in 2002. Under the Regulations, all new
residential development projects of 20 units or more designed and intended for permanent occupancy
must construct 12.5 percent of the total number of dwelling units within the development as
affordable units. Of the affordable rental units, 30 percent must be set aside for very low income
households, 20 percent for low income households, and 50 percent for moderate income households;
of the owner occupied affordable units, 40 percent must be set aside for low income households and
60 percent for moderate income households. (The City amended the Ordinance in December 2008 to
remove the requirement of very low income units for for-sale housing to recognize that requirement's
cost impact on feasibility.)
The Ordinance provides for five exceptions to the 12.5 percent affordability requirement (Section
8.68.040):
• Payment of in-lieu fees;
• Off-site projects;
• Land dedication;
• Credit transfers; and
• Waiver of requirements.
Pursuant to the Ordinance, developers can pay as an in-lieu fee up to five percent of the inclusionary
housing requirement, with the remaining 7.5 percent of the requirement as must-build units. Any
request for payment of in-lieu fee above the five percent requires City Council approval. The amount
of in-lieu fee is adjusted annually based on real estate indicators. Therefore, the fee is sensitive to the
fluctuation in market conditions. Currently, the in-lieu fee is set at $96,000 per affordable unit
required. The fee has remained fairly level during the last two years.
The last exception, waiver of requirements, gives the City Council flexibility to make exceptions to
the Ordinance. Also, Section 8.68.070 provides incentives to make the construction of affordable
units more feasible, including:
Fee Deferral -processing and impact fees
Design Modifications -
- Reduced lot size
- Reduced setback requirements
- Reduced open space requirements
- Reduced landscaping requirements
- Reduced interior or exterior amenities
Appendix C-49
City of Dublin
Housing Element (2009-2014)
- Reduction in parking requirements
- Height restriction waivers
For example, the Positano project is asingle-family detached residential product that is subject to the
Inclusionary Ordinance. In order to assist the developer in making the provision of affordable
housing more feasible, the City Council granted the developer's request that a portion of the
affordable units be provided off-site. The City Council also granted design modifications to make the
construction of the affordable units more feasible. These included allowing 21 very low income
studio units and 13 very low and 7 low income one-bedroom units as secondary units to the single-
family dwellings.
Since adoption of the Inclusionary Housing Ordinance in 2002, the City has approved more than
8,000 housing units by private developers (see Table C-31 and Table C-32). Given the flexibility and
incentives offered .by the City's Inclusionary Housing program, and as demonstrated by the
significant housing development entitled after the adoption of the Inclusionary Housing Ordinance,
the City's affordable housing requirements are not constraining residential development.
Furthermore, the City's High Density Residential zone offers a density of 25.1+ units per acre. Since
there is no maximum density established, and the City offers flexibility through its PD process, a
project can be tailored to ensure feasibility.
Development Permit Procedures
Development review and permit procedures are necessary steps to ensure that residential construction
proceeds in an orderly manner. The following discussion outlines the level of review required for
various permits and timelines associated with those reviews. The timelines provided are estimates;
actual processing time may vary due to the volume of applications and the size and complexity of the
projects.
Single-Family
All new single family dwellings are subject to Site Development Review approval. by either the
Director of Community Development or the Planning Commission. The Building and Safety
Division of the Community Development Department also reviews building permit applications for
conformity to adopted building codes. Approval of a building permit for asingle-family dwelling is
ministerial and processing time is highly dependent on the quality of the initial submittal.
Multi-Family Housing
All multi-family housing projects are subject to Site Development Review by the Planning
Commission. If the multi-family housing is proposed as a condominium, the approval process also
includes a subdivision map. The tentative subdivision map and Site Development Review are
processed concurrently. The application procedure is established in Chapter 8.104 of the Zoning
Ordinance. The purpose of the review is to:
A. To preserve the architectural character and scale of neighborhoods and the community.
B. To ensure that development is well designed in relation to surrounding properties, including
that the design, character, height, fagade length, roof forms, colors, materials, roof mounted
equipment and architectural details of a proposed structure or remodeled structure are
compatible with the design, character, height, facade length, roof form, colors, materials and
architectural details of structures in the vicinity.
Appendix C-50
City of Dublin
Housing Element (2009-2014)
C. To ensure that projects enhance their sites and are harmonious with high standards of
improvements in the surrounding area.
D. To enhance the residential and business property values within the City.
E. To ensure compliance with development regulations and the requirements of zoning districts,
including but not limited to, setbacks, height, parking, landscaping, public art, fences,
accessory structures and signage.
F. To ensure that each project is designed to comply with the intent and purpose of the zoning
district in which it is located and with the General Plan and applicable Specific Plan.
G. To promote the health, safety and general welfare.
H. To ensure that projects provide adequate circulation for automobiles as well as pedestrians
and bicyclists to create a pedestrian friendly environment.
The following findings must be made prior to the approval of a Site Development Review
application:
A. The proposal is consistent with the purposes of this Chapter, with the General Plan and with
any applicable Specific Plans and design guidelines.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties and
the lot in which the project is proposed.
D. The subject site is physically suitable for the type and intensity of the approved development.
E. Impacts to existing slopes and topographic features are addressed.
F. Architectural considerations including the character, scale and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of unsightly
uses, lighting, building materials and colors and similar elements result in a project that is
harmonious with its surroundings and compatible with other development in the vicinity.
G. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, and similar elements have been incorporated into the project to ensure visual
relief, adequate screening and an attractive environment for the public.
H. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians
and automobiles.
More than 4,083 multi-family units at 12 developments have been subject to the Site Development
Review requirement and approved by the Planning Commission and no applications for multi-family
units have been denied since 2003. As the Site Development Review is required for residential and
non-residential uses alike and the findings are the same for all uses subject to the requirement, the
Site Development Review process is not a constraint on the provision of multi-family housing in
Dublin.
Processing Timeframes
Appendix C-51
City of Dublin
Housing Element (2009-2014)
Processing time frames for single-family and multi-family subdivisions vary depending on a number
of factors, including size, location, environmental constraints, and developer responsiveness. Much
of the newer residential development (single-family and multi-family) is located within the Eastern
Dublin Specific Plan Area and is governed by the Eastern Dublin Specific Plan and associated
Environmental Impact Report. The Specific Plan establishes land use designations for all property
within the Specific Plan area and contains development standards such as dwelling units per acre and
floor area ratio. The Specific Plan also includes design guidelines and resource management. These
standards and guidelines coupled with the Planned Development Zoning process provide the
developer with a framework for development as well as flexibility to design a project without being
limited by .traditional setbacks and lot coverage restrictions. Planned Development Zoning is
processed concurrently with site plan review and therefore does not increase the processing timeline.
Additionally, the certification of an Environmental Impact Report (EIR) for the Specific Plan area
reduces the processing timelines for development projects that are consistent with the Specific Plan.
For example, all of the high-density residential projects at the Dublin Transit Center as well as the
Dublin Ranch communities of Oak Groves and Pine Groves/Cedar Groves were deemed categorically
exempt from further enviromnental review because they were consistent with the Specific Plan. The
one factor that contributes to increased processing timelines is the lack of responsiveness by
developers to public agency comments. This results in additional review time that increases the
processing timeline and costs associated with the project. However, since adoption of the Eastern
Dublin Specific Plan and Planned Development Zoning in 1994 the City has been able to work
successfully with the development community resulting in the approval of over 11,000 residential
units.
Building Codes and Enforcement
The City of Dublin currently uses the following Codes: 2006 Edition of the International Building
Code (2007 CA Building Code); 2006 Edition of the International Fire Code (2007 CA Fire Code);
2006 Edition of the Uniform Mechanical Code (2007 CA Mechanical Code); 2006 Edition of the
Uniform Plumbing Code (2007 CA Plumbing Code); 2005 Edition of the National Electrical Code
(2007 CA Electrical Code);- and 1997 Uniform Housing Code.
The Planning and Building Divisions of the Community Development Department carry out code
enforcement and inspection activities as a means to preserve and maintain the livability and quality of
neighborhoods. City staff investigates violations of property maintenance standards as defined in the
Municipal Code as well as other complaints. When violations are identified or cited, staff encourages
property owners to seek assistance through available housing rehabilitation programs. Although
current building codes may be a barrier to the rehabilitation of older properties that are required to be
brought up to current code standards, the intent of the codes is to provide structurally sound, safe, and
energy-efficient housing.
The City of Dublin actively pursues reported code violations in the City. For the five-year period
from January 2003 to December 2007, Code Enforcement officials conducted 1,703 residential
inspections. Of these cases, eight involved building-related violations. When code violations are
unable to be resolved through voluntary compliance or through the nuisance abatement procedure, the
City refers such cases to the City Attorney for prosecution. The City Attorney's office may seek
injunctions, receivership and civil lawsuits to achieve compliance with City codes. During the 200
to 2007 period, no residential building-related cases were referred to the City Attorney's office. The
City will continue to enforce .property maintenance standards .and abate substandard structures
through Code Enforcement.
Appendix C-52
City of Dublin
Housing Element (2009-2014)
Housing for Persons with Disabilities
Both the federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and
Housing Act direct local governments to make reasonable accommodations (i.e. modifications or
exceptions) in their zoning laws and other land use regulations when such accommodations may be
necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. The City
assessed its zoning ordinance, permitting procedures, development standards, and building codes to
identify potential constraints for housing for persons with disabilities. The City's policies and
regulations regarding housing for persons with disabilities are described below.
Zoning and Land Use
Under State Lanterman Developmental Disabilities Services Act (aka Lanterman Act), small
community care facilities for six or fewer persons must be treated as regular residential uses and be
permitted by right in all residential districts; Dublin is compliant with the Lanterman Act. Large
community care facilities for more than six persons are conditionally permitted within the R-l, R-2,
R-M, C-1, C-2, M-P, and M-1 zoning districts. Potential conditions for approval may include hours of
operation, security, loading requirements, and management. Conditions would be similar to those for
other similar uses in the same zones and would not serve to unduly constrain the development of
residential care facilities for more than six persons. The City has not adopted a spacing requirement for
community care facilities.
The Land Use Element and Zoning Ordinance provide for the development of multi-family housing
in the R-2 and R-M zoning districts. Regular multi-family housing for persons with special needs,
such as apartments for seniors and the disabled are considered regular residential uses permitted by
right in these zones. The Zoning Ordinance has a provision to allow exceptions to development
standards for accessory structures (Section 8.40.020.F.2.a). Similarly, the Development Regulations
section of the Zoning Ordinance has provisions that allow for encroachments into required setbacks
(Section 8.36.OSO.B.2 & 3). These exceptions/encroachments are allowed citywide and could
accommodate a wide range of needs for persons with disabilities.
However, circumstances may arise when it would be reasonable to accommodate requests from
persons with disabilities to waive a setback requirement or another standard of the Zoning Ordinance
to ensure that homes are accessible for the mobility impaired. Whether a particular modification is
reasonable depends on the circumstances, and must be decided on a case-by-case basis. The City will
adopt a formal ministerial process for persons with disabilities to seek relief from the strict or literal
application of development standards to enable them to enjoy their dwellings like other residents in
Dublin.
The City has not established any special distance requirements for the housing for persons with
disabilities. Therefore, the State distance standard of 300 feet applies. In order to facilitate housing
for persons with disabilities, the City offers fee deferment or amortization for senior housing (which
often includes accessible units and is occupied by many seniors with disabilities.)
Building Codes
The City enforces Title 24 of the California Code of Regulations that regulates the access and
adaptability of buildings to accommodate persons with disabilities. In 2007, the City adopted a
Universal Design Ordinance that requires new single-family home developers to install base
Universal Design features in all single-family developments of 20 or more homes. The Universal
Design Ordinance is substantially the same as the Model Universal Design Local Ordinance adopted
by the California Department of Housing and Community Development. The City will continue to
enforce the provisions of this ordinance.
Appendix C-53
City of Dublin
Housing Element (2009-2014)
Government Code Section 12955.1 requires that 10 percent of the total dwelling units in multi-family
buildings without elevators consisting of three or more rental units or four or more.. condominium
units be subject to the following building standards for persons with disabilities.:
• The primary entry to the dwelling unit shall be on an accessible route unless exempted by site
impracticality tests.
• At least one powder room or bathroom shall be located on the primary entry level served by
an accessible route.
• All rooms or spaces located on the primary entry level shall be served by an accessible route.
Rooms and spaces located on the primary entry level and subject to this chapter may include
but are not limited to kitchens, powder rooms, bathrooms, living rooms, bedrooms, or
hallways.
• Common use areas shall be accessible.
• If common tenant parking is provided, accessible parking spaces is required.
No unique Building Code restrictions are in place that would constrain the development of housing
for persons with disabilities. Compliance with provisions of the City's Municipal Code, California
Code of Regulations, California Building Standards Code, and federal Americans with Disabilities
Act (ADA) is assessed and enforced by the Building and Safety Division of the Community
Development Department as a part of the building permit submittal.
Definition of Family
Local governments may restrict access to housing for households failing to qualify as a "family" by
the definition specified in the Zoning Ordinance. Specifically, a restrictive definition of "family" that
limits the number of and differentiates between related and unrelated individuals living together may
impermissibly limit the development and siting of group homes for persons with disabilities but not
for housing families that are similarly sized or situated.ta
Dublin's Zoning Ordinance defines a "family" as one or more persons occupying a dwelling and
living as a single, non-profit housekeeping unit, as distinguished from a group occupying a hotel,
club, fraternity or sorority house. A family includes any servants and four or fewer boarders.
Because six or fewer disabled could be considered "boarders" of a licensed community care facility,
the City's current definition of family can be a constraint on housing for persons with disabilities.
The City will revise its definition eliminate references to the number of individuals that can comprise
a single housekeeping unit.
Conclusion
The City will update the Zoning Ordinance to redefine "family" and provide a formal process for
providing reasonable accommodation to persons with disabilities. With these revisions, no policy or
regulation of the City of Dublin serves to constrain housing for persons with disabilities.
14 California court cases (City of Santa Barbara v. Adamson, 1980 and City of Chula Vista v. Pagard, 1981, etc.) have
ruled an ordinance as invalid if it defines a "family" as (a) an individual; (b) two or more persons related by blood,
marriage, or adoption; or (c) a group of not more than a specific number of unrelated persons as a single housekeeping
unit. These cases have explained that defining a family in a manner that distinguishes between blood-related and non-
blood related individuals does not serve any legitimate or useful objective or purpose recognized under the zoning and
land use planning powers of a municipality, and therefore violates rights of privacy under the California Constitution.
Appendix C-54
City of Dublin
Housing Element (2009-2014)
C. Public Policy Constraints
State and Federal requirements may act as a barrier to the development or rehabilitation of housing,
and affordable housing in particular. These include State prevailing wage requirements, Article 34 of
the State Constitution and environmental review requirements.
State Prevailing Wage Requirements
The State Department of Industrial Relations (DIR} expanded the kinds of projects that require the
payment of prevailing wages. Labor Code Section 1720, which applies prevailing wage rates to
public works of over $1,000, now defines public works to mean construction, alteration, installation,
demolition, or repair work done under contract and paid for in whole or in part out of public funds.
For example, public transfer of an asset for less than. fair market value, such as a land write-down,
would now be construed to be paid for, in part, out of public funds and trigger prevailing wage
requirements.
While the cost differential in prevailing and standard wages varies based on the skill level of the
occupation, prevailing wages tend to add to the overall cost of development. In the case of affordable
housing projects, prevailing wage requirements could effectively reduce the number of affordable
units that can be achieved with public subsidies. The following types of projects are exempt from the
prevailing wage requirement:
• Residential .projects financed through issuance of bonds that receive an allocation through the
State; or
• Single-family projects financed through issuance of qualified mortgage revenue bonds or
mortgage credit certificates.
Article 34 of the California Constitution
Article 34 of the State Constitution requires a majority vote of the electorate to approve the
development, construction, or acquisition by a public body of any "low rent housing project" within
that jurisdiction. In other words, for any projects to be built and/or operated by a public agency
where at least 50 percent of the occupants are low income and rents are restricted to affordable levels,
the jurisdiction must seek voter approval known as "Article 34 authority" to authorize that number of
units.
Dublin has not sought voter approval to grant "Article 34 authority." In the past, Article 34 may have
prevented certain projects from being built. In practice, most public agencies have learned how to
structure projects to avoid triggering Article 34, such as limiting public assistance to 49 percent of the
units in the project. Furthermore, the State legislature has enacted Sections 37001, 37001.3, and
37001.5 of the Health and Safety Code to clarify ambiguities relating to the scope of the applicability
of Article 34. Although Dublin does not have Article 34 authority, the City does not view this as a
significant constraint to the development of affordable housing since the City does not typically
function as a developer.
Appendix C-55
City of Dublin
Housing Element (2009-2014)
Environmental Protection
State and federal regulations require environmental review of proposed discretionary projects (e.g.,
subdivision maps, development review permits, etc.). Costs resulting from the environmental review
process are also added to the cost of housing and are passed on to the consumer to the extent that the
market can bear. These costs include fees charged by local government and private consultants
needed to complete the environmental analysis, and from .delays caused by the mandated public
review periods. However, the presence of these regulations helps preserve the environment and
ensure environmental safety to Dublin residents.
D. Utility and Public Service Constraints
The provision of utilities such as water and sewer as well as public services including police, fire, and
schools is costly to local governments and special districts providing municipal services. New
development must pay for much of these costs thereby increasing the overall cost of housing. This
section provides an overview of potential utility and public service constraints in Dublin.
Water Supply and Distribution
Dublin's water is distributed by Dublin San Ramon Services District (DSRSD), which purchases
water from Zone 7 of the Alameda County Flood Control and Water Conservation District, which, in
turn, imports it from three sources: State water project, local runoff from the Arroyo Del Valle
watershed (stored in Lake Del Valle) and from natural recharge of the groundwater basin.
A recent United States District Court decision mandated a 35 percent reduction in pumping from the
Sacramento Delta to protect the endangered Delta Smelt. As a result, it is anticipated that demand for
water will exceed supplies by 2014. Alternative measures to conserve existing and secure additional
water supply will be necessary.
Senate Bill 1087 (enacted 2006) requires that water providers develop written policies that grant
priority to proposed development that includes housing affordable to lower-income households. The
legislation also prohibits water providers from denying or conditioning the approval of development
that includes housing affordable to lower income households, unless specific written findings are
made. The City will provide a copy of the adopted 2009-2014 Housing Element to DSRSD within. 30
days of adoption. The City will also continue to coordinate with the DSRSD to ensure affordable
housing developments receive priority water service provision.
Sewage Collection and Treatment
As of 2005, DSRSD had completed a sewage treatment plan expansion to treat 17.0 mgd, with a
planned future expansion to 20.8 mgd as treatment for buildout flows. Disposal of treated wastewater
is provided by the Livermore-Amador Valley Water Management Agency (LAVWMA) export
pipeline expansion project completed in 2005. The project improved a 16-mile export pipeline that
discharges treated sewage to the East Bay Dischargers Authority and on to the Bay.
Senate Bill 1087 described above also mandates priority sewage collection and treatment service to
housing developments providing units affordable to lower income households. The City will
continue to coordinate with DSRSD to ensure priority service provision to affordable housing
developments. `
Appendix C-56
City of Dublin
Housing Element (2009-2014)
Fire Protection
The Alameda County Fire Department (ACFD) serves as the fire department for the City of Dublin
and provides all fire prevention, fire protection and First Responder Emergency Medical Services
within the City. The ACFD has identified the need to modernize its fleet and make staffing
adjustments to adequately serve future development while maintaining current service levels to
existing development.
Schools
The Dublin Unified School District (DUSD) serves approximately 5,500 students at five elementary
schools, two middle schools, a comprehensive high school, and a small continuation high school.
Large subdivisions in the Extended Planning Areas are required to dedicate school sites according to
the State's Board of Education guidelines and acceptable to the Dublin Unified School District. Other
impacts to the public school system are offset through the payment of school district fees at the time
of building permit issuance pursuant to SB 50 enacted in 1998.
E. Environmental Constraints
A community's environmental setting affects the feasibility and cost of developing housing.
Environmental issues range from the conservation of biological resources to the suitability of land for
development due to potential exposure to seismic, flooding, wildfire and other hazards. This section
summarizes these potential constraints in Dublin. (Refer to the Conservation Element, Seismic Safety
and Safety Element, and the Schools, Public Lands, and Utilities Element of the General Plan for
more detailed analyses and mitigating policies that address environmental issues or hazards within the
Dublin planning area.)
Biological Resources
The Primary Planning Area is in the Livermore drainage unit of the Alameda Creek watershed. Of the
many streams in this drainage area, one flows through the City -- Alamo Creek. The creek runs along
the eastern side of Dublin near Dougherty Road. A major portion of the creek is channelized, and
remaining sections have mostly been improved as a result of subdivision developments. The
Extended Planning Area lies within other watersheds. Several significant streams traverse the
Extended Planning Area -Hollis- Canyon and Martin Canyon Creeks in the western hills and
Tassajara and Cottonwood Creeks in eastern Dublin. Extensive areas of riparian vegetation are
located along stream courses in the Western Extended Planning Area. This riparian woodland has
importance to wildlife in the area. Considerable damage to riparian areas has resulted from intensive
animal grazing. New development is required to provide open stream corridors of adequate width to
protect riparian vegetation. Where construction requires creekbank alteration, revegetation with
native riparian vegetation is required. Special consideration is given to the protection or enhancement
of riparian woodland areas of the Western Extended Planning Area biological resources due to the
unique habitat value of these biological resources.
Oak woodland is another sensitive habitat community located in Dublin. Most of the oak woodland
that can be found in Dublin is concentrated in the Western Extended Planning Area. In addition to
California live oaks, other species such as bay, laurel and California buckeye are a vital part of this
plant community. The City emphasizes preservation of oak woodland in the Western Extended
Planning Area. Development should be clustered in grassland areas wherever possible to protect
existing trees. However, as part of comprehensive planning for development in this area, some oak
Appendix C-57
City of Dublin
Housing Element (2009-2014)
woodland may need to be removed. Removal of oaks is allowed only after all feasible site planning
efforts have been made to preserve trees.
Heritage Tree Preservation
Heritage trees, defined as any oak, bay, cypress, maple, redwood, buckeye, and sycamore tree having
a trunk or main stem of 24 inches or snore in diameter or any other tree required to be preserved as
part of a discretionary entitlement, are protected by City ordinance. Removal of heritage trees
requires a permit upon finding that the tree presents a public safety risk, removal is necessary for
reasonable development of property, does not increase erosion or stream water flow potential, or
would not otherwise affect neighborhood aesthetics.
Seismic Hazards
The Calaveras Fault is the major active fault in the planning area with rupture potential and runs
parallel to and just west of San Ramon Road. The Pleasanton Fault, located near the west edge of
Camp Parks, is difficult to locate precisely. The State has established Alquist-Priolo Special Studies
Zones along both faults, requiring detailed studies of rupture hazards prior to construction. Few
potential building sites within the City of Dublin or the extended planning area are without geologic
impact or hazard. The hazard may be actual, such as an active landslide or proximity to an active
fault, or potential, such as a proposed cut that might activate a landslide. Mitigation of hazards may
increase construction cost, but will reduce long-term costs to both property owners and the City.
Fire Hazards
Steep, inaccessible slopes and brush create a high fire hazard in the western hills. New development
projects that are located outside a fire station service area and/or interface with open space are
required to incorporate certain fire protection measures. For example, sprinklers are required for all
habitable structures beyond five minutes response time from a station. Afire protection buffer zone
may. also be required around the perimeter of residential development situated adjacent to
undeveloped open space land. Furthermore, the City enforces its Fire Safe Roof and Spark Arrestor
ordinances for development proposed near high fire hazard areas. These measures may increase the
cost of new housing in vulnerable areas; however, the added protection is necessary to ensure public
health, safety, and welfare.
Appendix C-58
City of Dublin
Housing Element (2009-2014)
3. Housing Resources
This section evaluates the resources available in Dublin for the development and preservation of
housing.
A. Regional Housing Needs Assessment (RHNA)
State law (California Government Code Section 65584) provides for councils of governments to
prepare regional housing allocation plans that assign a share of a region's housing construction need
to each city and county. In the nine-county San Francisco Bay Area, the Association of Bay Area
Governments (ABAG) is the council of governments authorized under State law to identify existing
and future housing needs for the region. ABAG prepared a new regional housing allocation plan in
2007. This "Regional Housing Needs Assessment" (RHNA) covers the period from January 1, 2007
through June 30, 2014. Existing need is evaluated based on overpayment (30 percent or more of
income), overcrowding by lower income households, and the need to raise vacancy rates in the
jurisdiction to a level at which the market would operate freely. The housing assessment also
includes an impaction correction to reduce the further concentration of lower income households in
jurisdictions that already have more than the regional average of such households.
ABAG's methodology is based on the regional. growth estimates developed by the State Department
of Housing and Community Development (HCD). These are "planning goals" and are not meant to
match, and often exceed, anticipated housing production. The planning goals developed by HCD are
provided to ABAG in the form of regional housing goals, divided into income categories. ABAG is
responsible for allocating the RHNA goals to cities and counties in the Bay Area.
The RHNA is a minimum needs number -jurisdictions are free to plan for, and accommodate, a
larger number of dwelling units than the allocation. The jurisdiction must, however, identify
adequate sites at .appropriate zoning and development standards to accommodate its RHNA. While
the jurisdiction must also show how it will facilitate and encourage the development of these units, it
is not obligated to build any of the units itself or finance their construction.
According to the RHNA, the City of Dublin has a total housing construction need of 3,330 units.
Table C-30 shows Dublin's 2007-2014 planning period allocation. The City must accommodate
these units either through production of units or provision of adequate sites that can accommodate
these units. Specifically, for facilitating the development of lower income units, the State has
established a default density of 30 units per acre.
Appendix C-59
City of Dublin
Housing Element (2009-2014)
Table C-30: Regional Housing Needs Assessment (2007-2014)
Income Level Dwelling Units % of Total
Extremely Low/Very Low-Income' 1,092 32.8%
Low-Income 661 19.8%
Moderate-Income 653 19.6%
Above-Moderate-Income 924 27.7%
Total 3,330 100.0%
Source: ABAG Regional Housing Needs Assessment
Note 1: AB 2634 amending the Housing Element law requires local jurisdictions project its future housing needs for
extremely low income households (0-30 percent AMI). Specifically, State law provides two methodologies for
estimating the extremely low income needs -either by splitting the very low income category evenly between
extremely low (0-30 percent AMI) and very low (31-50 percent AMI) incomes; or to apportion the very low income
category based on Census data. According to Table C-20, the City of Dublin had 909 very low households (321
extremely low and 588 very low income households) in 2000. Based on this proportion, the 1,092 very low income
RHNA units can be split into 35.3 percent (386) extremely low and 64.7 percent very low (523) very low income units.
B. Credits against the RHNA
As the RHNA is for the planning period of January 1, 2007 through June 30, 2014, housing units
constructed, permitted, or approved as of January 1, 2007 can be credited toward the RHNA.
Units Finaled
Since January 1, 2007, 1,544 units have been finaled in the City. These include projects totaling 442
affordable units for very low, low, and moderate income households (see Table C-31). All affordable
units are deed-restricted for long-term affordability pursuant to development agreements and
affordable housing agreements.
Units Approved but Not Yet Constructed
In addition, the City has 4,105 units that have received planning approval from the Planning
Commission and/or City Council. A total of 234, affordable units will be provided as a result of the
City's inclusionary zoning requirements (see Table C-32).
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Housing Element (2009-2014)
Remaining RHNA
Based on units produced or approved, the City has already met a substantial portion of its RHNA
obligations. Specifically, the City has met its requirement for the above moderate income RHNA, with a
remaining RHNA of 1,7301ower and moderate income units (see Table C-33).
Table C-33: Remaining RHNA
Extremely/ ~N, Moderate Above Total
Ve Low Moderate
RHNA 1,092 661 653 924 3,330
Units Finaled 169 110 163 1,102 1,544
Units Approved, 44 32 158 3,935 4,105
not Constructed
Remaining 879 519 332 0 1,730
RHNA
C. Future Develoament Potential
Residential Development Potential
Vacant and underutilized properties in the City can accommodate a maximum of 4,879 units based on
maximum permitted densities (Table C-35). However, based on average densities (and mid-point
densities in the Eastern Dublin Specific Plan), the more realistic estimate of development potential is
3,755 units.
Based on past projects (see Table C-34), average density achieved in Medium High Density Residential
sites is 23 units per acre. For High Density Residential properties, transit-oriented development projects
yielded an average density of 75 units per acre and other high-density projects yielded an average density
of 52 units per acre. Minimum density at High Density Residential. zone is 25.1 units per acre, and
minimum density at the Medium High Residential zone is 14.1 units per acre. Location, site
characteristics, discussions with property owners/developers, past project examples, and underlying land
use plans are used to determine a conservative estimate on the potential density for each property.
Most of the properties identified with potential for near-term development (within the next five years) are
either completely vacant or improved with marginal structures or uses. Some properties have
demonstrated development interests: 1) property owners or developers are in discussions with the City; 2)
conceptual development proposals have been developed; or 3) owners/developers are processing
applications for .development. However, due to the current market conditions, many development
projects are on hold or have slowed down.
Appendix C-65
City of Dublin
Housing Element (2009-2014)
Table C-34: Average Development Densities
Project Land Use Net
Acres Units Density
units/acre
Willows Medium High 2.94 56 19
Tralee Village: Townhomes Medium High 5.89 103 17
Tralee Village: Mixed Use Medium High 4.72 130 28
Dublin Ranch Villages: Cottages Medium High 8.98 200 22
Dublin Ranch Villages: Courtyards Medium High 11.60 281 24
JPI/Jefferson (Hacienda/Central) Medium High 16.17 "368 23
Archstone Hacienda Medium High 11.95 324 27
Archstone Iron Horse Medium High 7.39 177 24
Average Density 23
Camellia Place High 2.00 112 56
Avalon @ Dublin Station High 3.57 305 85
Elan @ Dublin Station High 3.13 257 82
Average Density - TOD 75
The Groves @ Dublin Ranch High 19.68 930 47
Dublin Ranch Villages: Villas High 10.00 289 29
Dublin Ranch Villages: Terraces High 10.10 626 62
Waterford High 5.60 390 70
Average Density 52
Appendix C-66
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City of Dublin
Housing Element (2009-2014)
Adequacy of Sites Inventory
In aligning sites capacity/density with affordability, the City recognizes that affordable housing for
lower and moderate income households is most feasible in the City on properties designated for
Medium-High and High Density Residential uses.
As previously stated, projects in Medium-High Density Residential category achieved an average
density of 23 units per acre, compared to the maximum allowable density of 25 units per acre. Based
on the feasibility demonstrated by past projects, affordable housing for lower income households can
be achieved in the Medium-High Density Residential category. Affordable housing projects in this
density include:
• Anderson: This 108-unit project includes 88 affordable units (18 very low, 26 low, and 44
moderate income rental units). Project was developed at a density of 15.4 du/ac.
• Willows: This is a 56-unit for-sale project that includes 6 affordable units (1 very low, 1 low,
and 4 moderate income for-sale units). Project was developed at a density of 19 du/ac.
• Tralee Village: This 233-unit for-sale project includes 29 affordable units (9 very low, 6 low,
and 14 moderate income for-sale units). Project was developed at 22 du/ac.
• Park Sierra: This affordable housing project has 57 very low income rental units. Project was
developed at 19.4 du/ac.
These projects were all achieved in the Medium-High Density Residential at a density of below 22
units per acre). As part of this Housing Element update, the City contacted EAH, developer of the
Camellia Place at the Dublin Transit Center. Representative of EAH commented that affordable
housing can be achieved in Dublin at a density of around 22 units per acre. At this density, it is
feasible to develop two-three story walkup apartments at a reasonable level of subsidies. For a
conservative assumption, sites in the Medium-High Density Residential category are used to fulfill
the City's remaining RHNA for low and moderate income units. Overall, 921 units can be
accommodated on sites designated for Medium-High Density Residential uses.
For the City remaining RHNA for very low income units, sites in the High Density Residential
category is used. As no maximum density is established for the High Density Residential
designation, average densities based on past projects are used in estimating capacity. Average
development densities achieved in this designation ranged between 52 and 75 units per acre, above
the State default density of 30 units per acre for lower income housing. Overall, 993 units can be
accommodated on sites designated for High Density Residential uses.
The City's remaining residential sites can potentially accommodate up to 3,755 units, including sites
for 993 very low income units, 921 low and moderate income units, and 1,841 above moderate
income units (see Table C-36). Combined with the units approved and under construction (see Table
C-31) and approved but not yet under construction (see Table C-32), the City can accommodate the
remaining RHNA for all income levels.
Appendix C-71
City of Dublin
Housing Element (2009-2014)
Table C-36: Summary of Sites Inventory
General Plan Potential
Densi
Acres Maximum
Units Potential
Units
Income/Affordabili Level
Low Density 3.0 180.2 1,081 540 Above Moderate Income
Medium Density 10.0 122.5 1,716 1,225 Above Moderate Income
Mixed Use 11.9 6.4 96 76 Above Moderate Income
Mixed Use
Downtown Core)'
14.5
6.9
100
100
Low and Moderate Income
Medium-High 23.0 35.7 893 821 Low and Moderate Income
High 52.0 3.2 166 166 Very Low Income
High (TOD) 75.0 11.02 827 827 Very Low Income
Total 365.9 4,879 3,755
Note 1: The Downtown Core provides a maximum density of 25.1+ du/ac, equivalent to High Density Residential.
However, based on a pervious development concept for the site, this sites inventory conservatively assumes 100 units on the
site.
Table C-3T: RHNA and Sites Capacity
Extremely/
Ve Low Low Moderate Above
Moderate Total
RHNA 1,092 661 653 924 3,330
Units Finaled 169 110 163 1,102 1,544
Units Approved,
not Constructed 44 32 158 3,935 4,105
Remaining RHNA 879 519 332 0 1,730
Sites Capacity 993 921 1,841 3,755
Surplus/(Shortfall) +114 +70 +5,954 +6,138
Infrastructure Capacity
According to the Dublin San Ramon Services District Water Master Plan (September 2000), the
Dublin San Ramon Services District (DSRSD) currently serves a population of approximately 28,000
in the Central Dublin, Eastern Dublin, and Camp Parks area. The District's .service area will
encompass almost 28 square miles and is projected to include build out of the existing service areas
plus the Western Dublin and Dougherty Valley planning areas. Build out is estimated at 82,400
residents and 26,200 dwelling units. There are 16,029 existing units as of January 2008,
approximately 10,000 units below the buildout capacity for water services. While the City has a
RHNA of 3,330 units, more than 1,500 units have already been constructed and accounted for under
the existing housing stock. Therefore, projected water services capacity is adequate to accommodate
the City's remaining RHNA.
The Dublin San Ramon Service District also provides wastewater collection and treatment services to
the City of Dublin in Alameda County and portions of the City of San Ramon in Contra Costa
County. The District's wastewater service area is smaller than the water service area (wastewater
service to the northern portion of San Ramon and to the Dougherty Valley is provided by the Central
Contra Costa Sanitary District). The DSRSD wastewater collection system includes over 107 miles
of sanitary sewers from 6 to 42 inches in diameter. The ages of the sewers range from less than 5 to
over 40 years old. The DSRSD Wastewater Collection System Master Plan Update (February 2000)
states that there are eight improvement projects recommend providing the required capacity in the
Appendix C-72
City of Dublin
Housing Element (2009-2014)
District's wastewater collection system. All necessary capital improvements were completed by 2003
to serve future growth
D. Financial Resources
Inclusionary Zoning In-Lieu Fee
As a small city, the City of Dublin has very limited access to financial resources for affordable
housing. The significant resource for the City is the Inclusionary Zoning In-Lieu Fee. The City
adopted an Inclusionary Zoning Ordinance in 2002 to assure that housing development contributes to
the attainment of the City's housing goals by increasing the production of residential units affordable
by households of very low, low, and moderate incomes. Upon request, the City Council can allow the
applicant to pay a fee in-lieu of constructing up to 40 percent of the affordable units that the
developer would otherwise be required to construct. In-lieu fees are placed into an Inclusionary
Zoning In-Lieu Fee Fund. The In-Lieu Fee is primarily used to support the construction of affordable
housing units.
The City also approved a Commercial Linkage Fee on May 3, 2005. Fees are charged to non-
residential developments, based on the square footage and type of commercial building space and
placed into an Inclusionary Zoning In-Lieu Fee Fund.
A total of $344,400 has been collected as of August 2008. The fiznds are to be used for the following
activities:
• Affordable housing construction loans;
• First Time Homebuyer Loan Program;
• Homeownership training and foreclosure prevention services;
• Rental assistance programs;
• Housing Division's administrative costs; and
• Alameda County Homeless Management Information System.
Community Development Block Grant (CDBG)
CDBG is the largest federal housing-related program for affordable housing. It is a "pass-through"
program that allows local governments to use federal funds to alleviate poverty and blight. Cities with
populations of over 50,000 receive CDBG funds directly from HUD, while smaller cities usually use
county-administered CDBG funds. HUD makes allocations based on a formula that takes population,
poverty, and housing distress into account. CDBG funds are used for a variety of housing efforts
including activities aimed at reducing costs for private development (helping fund site acquisition,
improvement, and other soft costs); housing acquisition and rehabilitation through short and long-
term loans, grants or loan guarantees; direct payment of rent or mortgage and housing counseling
services; and fair housing activities. CDBG funds are best used in combination with other subsidy
sources or to provide pre-development funding to initiate housing development.
As a small city, the City of Dublin does not qualify to receive CDBG funds directly from HUD.
However, it participates in the County of Alameda CDBG program. The County offers the Home
Improvement Program for Dublin residents using CDBG funds.
Appendix C-73
City of Dublin
Housing Element (2009-2014)
E. Administrative Resources
The Bay Area is fortunate to have a large number of successful non-profit and for-profit housing
developers who have produced thousands of high-quality, well-managed affordable housing projects
for lower and moderate income households. Collectively, they have produced multi-family
developments, single-family developments, rental and ownership opportunities, sweat-equity
developments, mixed income projects, mixed use developments, and housing that is specifically
designed to meet the needs of seniors, disabled persons, farm workers, female-headed households,
people with substance abuse problems, and/or homeless persons.
Active affordable housing developers in the region include Resources for Community Development,
Satellite Housing, East Bay Habitat for Humanity, Eden Housing, East Bay Housing Organizations,
ECHO Housing, and BRIDGE Housing Corporation, among others.
The City of Dublin achieves affordable housing primarily through its Inclusionary Zoning Ordinance.
It is also currently working with the Housing Authority of the County of Alameda and Eden Housing
to pursue the redevelopment of the Arroyo Vista site for 378 affordable and market-rate housing
units.
Appendix C-74